Tempe Development Thread

[dtnphx]

Originally Posted by ASUSunDevil

Tempe Development Update:

http://www.tempe.gov/home/showdocument?id=28960

Good stuff, thanks!

[Jjs5056]

Originally Posted by Arquitect

I think we are trying to skip a step if we think Tempe will all of a sudden be a city full of highrises. 50 years ago, downtown Tempe was almost entirely 1 story buildings. Graddy Gammage Jr. often talks about how even in its low scale, it was a very great urban environment. It wasn't until the redevelopment of Mill that we began to see mid-rises come up. Unlike downtown Phoenix which already had some taller buildings such as the Securities Building, Luhrs, etc.

Unless you have a huge economic driver such as cities like Dubai or some of the rapidly expanding Chinese cities, the jump from single story and low-rise to high-rise is not part of the natural growth of cities. For one, I think that the great number of mid-rises popping up in Tempe is great. They are often replacing single story or empty lots. And from an urban standpoint, mid-rises tend to be a lot more pedestrian friendly. Tempe is moving in the right direction, and maybe eventually some of the older mid-rises will be replaced by high-rises. But I think it is a bit too utopic to expect all projects downtown to be over ten stories and get upset if something around 5 gets proposed.

You're right, but I don't think Tempe lacks economic drivers to sustain high rise development. Projects like W6 and University House rented out very quickly; there's clearly a demand for high rise living. I don't think every project downtown needs to be over 10 stories - when I get "upset" over a short development, it's due to location... there are only a few places where high rise projects make sense and to see those lots developed now at 4 or 5 stories means less and less of a chance for the city to ever have those skyscrapers and the density and wealth that come along with them. Part of it is also the fact that the city is open to highrises and this being a skyscraper forum, I think it would be great to see the city evolve to the point of needing such structures.

I get more upset over the midrise projects that don't address the street, are single-use, etc. Apache doesn't need high rise development, but it does need a variety of market rate, low income, and student mixed-use housing. As you noted, midrises are more pedestrian friendly when done right. A corridor of leasing centers isn't in the best interest of the city.

[Jjs5056]

Originally Posted by ASUSunDevil

Tempe Development Update:

http://www.tempe.gov/home/showdocument?id=28960

Some new projects include:

• Aura on McClintock (mixed use multifamily) - 1840 E. Broadway Rd - 56' , 280 units
• Watson's Flowers (mixed use multifamily) - 2423 E. Apache Blvd - 52' , 50 units
• 4th Street West (multifamily) - 1301 W. 4th St - 30' , 15 units

[RichTempe]

Originally Posted by ASUSunDevil

Tempe Development Update:

http://www.tempe.gov/home/showdocument?id=28960

I know we've all been disappointed by this:

University & Ash (Mixed-Use/Res/Retail) - 234 W. University Dr - 82', 177 Units

If that does get approved and built as currently proposed, how much taller (if at all) would that be than the existing parking structure just to the north? Isn't that parking structure designed so that a couple more floors can be added to it? It sure looks like it from the stairwell/elevator shaft the sticks up above the top floor. If that ever happens it would almost certainly make it taller than 82' I would imagine.

[TempeSilverFox]

Proposed office park - just east of Tempe Market Place!

http://azbex.com/tempe-considering-43-acre-rio-salado-business-park/

By Luci Scott for Arizona Builder’s Exchange
A proposal for the first phase of a 43-acre business park east of Tempe Marketplace at 2100 Rio Salado Parkway will be heard by Tempe’s Development Review Commission on Nov 18.
The proposed first phase includes 24 acres of an office complex, restaurants, bars, retail and two four-story hotels, a Hilton Garden Inn and a Homewood Suites. Extensive site preparation, including geotechnical work to remediate the site, a former household landfill, has begun for the first phase.
“It’s such a prime location at the 101 and 202,” said design project director Clay Chiappini of Butler Design Group.
Ultimately the full project could extend north toward Loop 202.
“We’re hoping to have some eight-story users out on the freeway frontage,” Chiappini said. “It’s a prime piece of property. It’s a great location, and it has a Rio Salado address, and that alone has a draw.”
The property owner is Tom LeClair of Tellurian Development Company.
Construction on infrastructure is expected to begin within 30 to 60 days; the target date for ground-breaking on the first phase is April or May. Components will be built according to market demand, according to Chiappini.
The General Contractor for site work is Wespac, and general contracting work for the later phases has not yet been put out for bid. The Architect for the hotels is Design Cell Architecture of Las Vegas.
“We would hopefully do the rest of the buildings,” Chiappini said.
Landscape architect is Hardy Laskin of Laskin & Associates, and the city is working with Hunter Engineering for entitlements for the project’s second phase.
The city has received a request for entitlements for phases one and two, which includes a decorative retaining wall along Rio Salado Parkway, landscaping and a new private drive into the site.
Word on the street is that the owner may consider selling all or part of the project.

It would be really great to get that whole landfill area cleaned up and turned into this type of project.
They are wanting to have a few 8 story buildings closer to the 202 side of the project!

[rocksteady]

Originally Posted by TempeSilverFox

Proposed office park - just east of Tempe Market Place!

http://http://azbex.com/tempe-considering-43-acre-rio-salado-business-park/



It would be really great to get that whole landfill area cleaned up and turned into this type of project.
They are wanting to have a few 8 story buildings closer to the 202 side of the project!

Great news! I have always hated that eyesore in such a prime area.

[PHX31]

Anyone else watch the ASU game yesterday? They were consistently showing aerials of Tempe from the blimp. Tempe was looking awesome. All of the construction with the campus and buttes made a great view.

[ASUSunDevil]

Originally Posted by PHX31

Anyone else watch the ASU game yesterday? They were consistently showing aerials of Tempe from the blimp. Tempe was looking awesome. All of the construction with the campus and buttes made a great view.

Imagine those aerials with USA Place, the two Monti's developments and a completed Marina Heights. The glass on Marina Heights looks too cool, especially when it turns that almost dark grey. Tempe is on the rise - literally.

[Jjs5056]

Originally Posted by rocksteady

Great news! I have always hated that eyesore in such a prime area.

It's too bad it's being built in a "park"-like setting with the typical retaining wall and private drive entrance. With the very real possibility of streetcar running down Rio Salado to the Cubs Stadium, it would've been nice to have had development start swinging more toward urban designs.

[TempeSilverFox]

Originally Posted by Jjs5056

It's too bad it's being built in a "park"-like setting with the typical retaining wall and private drive entrance. With the very real possibility of streetcar running down Rio Salado to the Cubs Stadium, it would've been nice to have had development start swinging more toward urban designs.

Agreed! It seems like pulling teeth to get developers to build in such a way that the street is embraced! Tempe Market Place is a such a disappointment in that regard as well. Completely turned its back to Rio Salado and created a maze of insanity inside. I only go there when I absolutely have to and I avoid it at all costs during the holidays. I think the parking lot was designed by a drunk five year old...

[Jjs5056]

It's especially surprising to see such development occurring in Tempe - this is where I get confused between the vision the city has for itself and the development that actually takes place. It's no secret that a streetcar is a longterm goal for this area, and that the Stadium District will be built on adjacent land - why are these anti-urban uses being constructed? TMP failed on so many levels: didn't address Rio Salado, sprawled out 1-story development, lack of mixed uses, didn't address the lake, the massive parking lot fronting the walkable part of the mall, etc. It wouldn't have taken much work to revise the design to at least be more transitional. I always point to the strip mall on Camelback/Scottsdale as a great example of what can be done in suburban areas to still great a decent pedestrian experience.

Simply turning the box retail section inside out, installing large sidewalks and parallel parking along Rio Salado, while still keeping some parking and back entrances for some stores on the inside would have been great. Moving The District up with a more transit-focused entrance (pedestrian and bike paths from Rio, along with bus stops for the Orbit buses that go there) on the inside with more of the parking being pushed to the back inside garage structures that bordered the north end of the development would have been much more ideal. They should have also incorporated residential (floor 3, maybe floor 2 in certain areas) and office space (floor 2 as a buffer) in The District. I have no doubt residential would have done extremely well.

[rocksteady]

Originally Posted by TempeSilverFox

Agreed! It seems like pulling teeth to get developers to build in such a way that the street is embraced! Tempe Market Place is a such a disappointment in that regard as well. Completely turned its back to Rio Salado and created a maze of insanity inside. I only go there when I absolutely have to and I avoid it at all costs during the holidays. I think the parking lot was designed by a drunk five year old...

Ugh, I guess when I read "retaining wall" I assumed it was going along the curve nearest to the freeway and not the street. That IS disappointing. Still better than piles of dirt, but upsetting they can't do things right when given the opportunity.

[Spitfiredude]

Is the streetcar even going to happen?

[PHXFlyer11]

Originally Posted by Spitfiredude

Is the streetcar even going to happen?

I am asking the same thing! What is the delay now? Who exactly is preventing this from moving forward? Is it federal funds still based off of the density of the original route not being up to par?

It's too bad because this would really have accelerated growth beyond what we see today and perhaps we'd see higher density projects in some cases than what is going up currently.

Also, any news on the Marriott AC? I'd like to see that one break ground on Rio next.

[exit2lef]

Originally Posted by PHXFlyer11

I am asking the same thing! What is the delay now? Who exactly is preventing this from moving forward? Is it federal funds still based off of the density of the original route not being up to par?

It's too bad because this would really have accelerated growth beyond what we see today and perhaps we'd see higher density projects in some cases than what is going up currently.

Also, any news on the Marriott AC? I'd like to see that one break ground on Rio next.

It looks like the new route is being shared with the FTA for approval. Of course, all transit projects may be affected by the new Congress that convenes in January.

http://www.valleymetro.org/images/uploads/prop_photos/Tempe_Streetcar_Project_Update.pdf

[MegaBass]

Hub II and Marina Heights on November 4. (source)



Graduate hotel opens in Tempe across from ASU

[Spitfiredude]

Originally Posted by Jjs5056

You're right, but I don't think Tempe lacks economic drivers to sustain high rise development. Projects like W6 and University House rented out very quickly; there's clearly a demand for high rise living.

There is an EXTREME demand for high rise rentals (by both ASU students and professionals). I'm still living at W6 (unfortunately leaving for a cheaper downtown Tempe rental in the next couple months. A couple executives in the ASU athletic dept (including Anderson) rent here. Also, there are 3 CEOs of pretty high companies that rent here. Also, 3 cardinals players have apartments here let alone the countless amount of older people.

The problem with rentals such as W6 is not the integration of students and professionals, but the management. After over 2 years of living here, I just can't take the mismanagement anymore:

-The reason the pipes break here is because they try using the 'magnets on pipes' method to soften water. It obviously doesn't work but cost the owners $250k cheaper than purchasing multiple water softeners for the buildings.

-Elevators have been better, but they still consistently have Schlinder out to fix the damn things. The problem is the elevator type isn't for the demand schedule of the building. Instead of purchasing 7 new units at (100-200k a piece) they would rather have technicians come out twice a week (at a service fee of $500-$2500) to look at the elevators.

-Windows are clean maybe once every 9 months. I contacted the manager Beth about it recently and she said they do it twice a year (which is still not enough, 44 Monroe is 4 times a year) yet they did it in February/March and now planning to do it this November/December. That's nearly a 9 month gap.

-This threw me over the top and made me decide to not resign my lease: to fix my shower tiles, they glued them down instead of grouting! No, I am not kidding! If I knew they were to do that, I would've grouted the damn thing myself! Unfortunately, I was told by multiple maintenance workers that the management does not care about the residents but cares about leasing 98% of the apartments and keeping the place full of residents. They sell the beauty of the apartments/view/amenities, but once you're in they could care less about you. I guess with the recent problems I've had, its true. University Communities manages has managed this place for 18 months (and it has gone down the drain slowly as they've taken over).

If you built 1-2 new apartment high rises - places like W6/Univ House would have competition and the quality of the complexes would improve immensely or they would suffer. Unfortunately, they currently do not and downtown residents like me have to deal with it.

[TempeSilverFox]

Originally Posted by Spitfiredude

The problem with rentals such as W6 is not the integration of students and professionals, but the management. After over 2 years of living here, I just can't take the mismanagement anymore:

If you built 1-2 new apartment high rises - places like W6/Univ House would have competition and the quality of the complexes would improve immensely or they would suffer. Unfortunately, they currently do not and downtown residents like me have to deal with it.

I went there a couple of months back to check out the units. I was tossing the idea of living there around since I work immediately next door at Chase and thought WOW! How cool would it be to live and work downtown?
But I wasn't impressed with the guy who walked me around the units, he seemed like he really didn't care and seemed very informal - just very unprofessional, and I also didn't love the units either. I don't like those odd sliding glass walls... if I had a roommate- there would be nearly no real privacy.
The buildings don't have trash shoots- you have to take your garbage down to the dump area, and I began to fear that I would be subjected to noisy neighbors and an on-site management team who would do very little if anything about them (I could be wrong- but that was my impression...)
Add to all this the astronomical price tag of living there, and I decided W6 was not for me.. even if the views and location are incredible!

[Spitfiredude]

Two new articles on azcentral. I cannot copy and paste because of access issues. I read them on my phone. One is opposition toward the Jefferson project, while the other is on rebranding Mill Ave as Downtown Tempe.

[Arquitect]

Originally Posted by Spitfiredude

Two new articles on azcentral. I cannot copy and paste because of access issues. I read them on my phone. One is opposition toward the Jefferson project, while the other is on rebranding Mill Ave as Downtown Tempe.

Makes sense, the core of downtown is expanding beyond one street. Mill will always be the heart of it, but there definitely is a lot more to do in Tempe beyond it now.