Tempe Development Thread

[combusean]

Alberta updated their website, so the University/Ash proposal is (sort of) available here:

http://albdev.com/place/university-ash/

[PHXFlyer11]

Originally Posted by combusean

Alberta updated their website, so the University/Ash proposal is (sort of) available here:

http://albdev.com/place/university-ash/

Unfortunately, as discussed I don't have hopes for the DRC forcing them to go higher. I don't see any high/mid-rise work in their portfolio at all.

[Jjs5056]

Originally Posted by combusean

Alberta updated their website, so the University/Ash proposal is (sort of) available here:

http://albdev.com/place/university-ash/

Yes, see the last page where we were discussing it.

PHXFlyer11 - Yes, their portfolio is pretty telling; it should have been obvious they weren't going to be developing anything great here, given that the majority of their projects are retail centers. Wish they hadn't kept referencing a high-rise tower when the land was first purchased... I hope that, at the very least, the ground level is fixed. The DRC should form some kind of criteria for projects along the streetcar route now that it is finalized.

[Obadno]

Originally Posted by PHXFlyer11

Unfortunately, as discussed I don't have hopes for the DRC forcing them to go higher. I don't see any high/mid-rise work in their portfolio at all.

As I've reiterated countless times, Id rather have a city of these 5 story projects than single family homes with the occasional out of place Mono-use 20-30 story tower.

[Jjs5056]

Originally Posted by Obadno

As I've reiterated countless times, Id rather have a city of these 5 story projects than single family homes with the occasional out of place Mono-use 20-30 story tower.

Nobody is arguing for single-family homes and mono-use towers to be built, though. It doesn't always need to be such an extreme either/or when it comes to projects.

Tempe, in spite of its growth and ability to attract urban investment, is still a suburb of Phoenix that has a relatively small amount of land in its downtown to potentially (re)develop. 5-story projects can definitely be beneficial if well-designed. But, the issue many have with this particular project is:

1) its location: this is probably the largest remaining privately-owned parcel that has frontage on either University or Mill, and this one is actually nearly adjacent to the intersection of both. Tempe has planned for heights up to 300' in its downtown, has invested in additional mass transit (streetcar), and has produced a lot of policies encouraging smart urban growth and increased population clustered around walkable services, etc. To accomplish those goals, it makes sense for people to want a project at this location to deliver more than just 100 rental units in 6 stories.
2) its design: yes, a downtown lined with midrise buildings that are well-designed and create/add to an urban experience at the ground level are great; however, this midrise is being built with a large blank wall facing Ash, a street in need of projects that are planned with the streetcar in mind to encourage transit-oriented development along the rest of the lots.
3) its predecessor: the last proposal for this site was just really great, so it makes this even harder to swallow; Mosaic had an attractive design, brought home-owners into downtown Tempe, was taller on the east to complement W6/Centerpoint and tapered at the west to transition to lower buildings on Farmer and beyond.

[PHXFlyer11]

Looks like the final tower of Marina Heights has now cleared it's parking garage base.

Anybody happen to know if there is a web cam for the Marriott AC? Anyone going by to snap pics?

It looks like SALT is topped out in some places judging by the HFL3 web cam.

[azsunsurfer]

They have a crane up for AC Marriott. Looks like they are finishing the foundation of the first floor.

[azsunsurfer]

So I noticed going by the Grand this weekend, Goldman Sachs is now associated with the project. I don't know if that had been announced before? I think this is actually a good sign meaning they believe in the project, willing to put capital into it, or may have an anchor tenant almost secured.

[Obadno]

Tempe continues to density:

http://azbex.com/lennar-to-create-399-unit-community/

Any renderings? Great spot! hopefully the few remaining lots between Gracie's Village and Here will go next

[ASUSunDevil]

Zoning sign was posted today on the lot between 525 Town Lake and Regatta Pointe (just west of The Yard). The lot is 2.5 acres and was previously zoned commercial. Forgot the exact number, but it was somewhere around 150 units

[DevilsRider]

Originally Posted by Obadno

Tempe continues to density:

http://azbex.com/lennar-to-create-399-unit-community/

Any renderings? Great spot! hopefully the few remaining lots between Gracie's Village and Here will go next

Excellent! Found a couple small-scale renderings here: https://realestatedaily-news.com/wp-content/uploads/2015/06/The-Motley-Rendering-Lennar.png

Looks just like every other 4-5 story development going in around town these days, but the 5-fold increase in units here will be awesome, and I really hope the retail space is well-integrated. With the light rail station right there, this is a prime spot!

Originally Posted by ASUSunDevil

Zoning sign was posted today on the lot between 525 Town Lake and Regatta Pointe (just west of The Yard). The lot is 2.5 acres and was previously zoned commercial. Forgot the exact number, but it was somewhere around 150 units

Love getting news of two projects in 1 day. This will be a good one too. Filling in that weird commercial/industrial gap between the two complexes, and continuing the push to redevelop from the tracks toward Hardy.

Thank you both for the great news!

[Jjs5056]

The Lennar proposal has been in the works for quite some time now. Nearby, on Apache/Terrace, a developer is still planning a project aimed at sororities despite the neighborhood's complaints about the initial height and tenant mix. The neighborhoods adjacent to Apache have really harmed what could have been a much faster and intense transformation of the corridor. 4 stories looks to be the average height that will be allowed through, though Apache/Terrace will give 8 stories a try. 4 stories will be fine if the projects are dense enough and are built with infrastructure to support commercial uses one day. But, it's going to take a while for urban retail to take off with how scattered these small projects are, and because of the blight that exists in the spaces between. Hopefully, the eventual redevelopment of intersection properties will at least go higher.

It also looks as though the former Pony Acres proposal for a narrow trailer park adjacent to Grigio has been modified to include another trailer park to its east. This has made the project much less awkward, and provides enough frontage for the inclusion of 2,900 space of retail. Being another project literally adjacent to a light rail stop, I hope the additional residents attracts a tenant for that space and for the vacant Grigio retail.

LINK: http://documents.tempe.gov/sirepub/mtgviewer.aspx?meetid=1077&doctype=AGENDA

As for the west-side project, can anyone identify the exact parcel being discussed? It would be nice for some sort of cohesive urban neighborhood to form around the great projects that have sprung up on Farmer. Empty homes, vacant land, a power substation, and awkward lots make for a pretty uninviting place right now. Adding to the possible improvement of this area are plans to realign Rio Salado and 1st Street at the Ash intersection. Planning is underway and construction will coincide with the Streetcar. I can't envision it, but making that intersection less of a barrier between the core of downtown and projects like TCA, SkyWater, etc. will be a great thing.

There are townhome projects planned for 4th St, 5th St, and Roosevelt that will further add to the densifying neighborhood west of Farmer. Too bad nothing along Ash looks promising to serve as a connection.

[TakeFive]

Originally Posted by PHXFlyer11

Unfortunately, as discussed I don't have hopes for the DRC forcing them to go higher. I don't see any high/mid-rise work in their portfolio at all.

Alberta has done a lot of redevelopment of older shopping centers etc. Their most notable project was called the Streets at SouthGlenn; it was very nicely done. One of the Denver bloggers handled the legal work for their recent Foothills project in Fort Collins. So this seems like a new direction for them partly.

[TakeFive]

Originally Posted by azsunsurfer

So I noticed going by the Grand this weekend, Goldman Sachs is now associated with the project. I don't know if that had been announced before? I think this is actually a good sign meaning they believe in the project, willing to put capital into it, or may have an anchor tenant almost secured.

I believe Goldman often works with mid-sized developers on projects that might be deemed to have a bit more risk than some others. Don't know if they were involved but Scottsdale Quarter comes to mind as a good example. Pretty sure they've backed new auto dealerships on North Scottsdale Road. They get a little higher return and may even get an equity kicker on some projects.

[DevilsRider]

Here's that west Tempe/lakefront site ASUSunDevil posted about:



Not sure if it's the whole area inside the red rectangle, or only a portion of it, but that's the general area.

As far as Apache goes, hopefully both McClintock Station and the Dorsey project get built soon. Ideally, the retail on the other side of Apache at Dorsey will help in the short term, and maybe one or both of those corners can get redeveloped. The Hookah lounge site and P&R is owned by City of Tempe, and would be a ripe site for an RFP, perhaps with a grocery store to replace the Food City next door (or even an agreement to have Food City be that grocer), leaving that large site open to redevelopment as well.

These scattered sites on Apache are going to stay that way until there's enough of a critical mass of redevelopment. McClintock Station will bridge most of the gap between Metro and Domain, at least. The police department's not going anywhere, but all those lots east of McClintock on the north side could be the next big opportunity.

Originally Posted by Jjs5056

The Lennar proposal has been in the works for quite some time now. Nearby, on Apache/Terrace, a developer is still planning a project aimed at sororities despite the neighborhood's complaints about the initial height and tenant mix. The neighborhoods adjacent to Apache have really harmed what could have been a much faster and intense transformation of the corridor. 4 stories looks to be the average height that will be allowed through, though Apache/Terrace will give 8 stories a try. 4 stories will be fine if the projects are dense enough and are built with infrastructure to support commercial uses one day. But, it's going to take a while for urban retail to take off with how scattered these small projects are, and because of the blight that exists in the spaces between. Hopefully, the eventual redevelopment of intersection properties will at least go higher.

It also looks as though the former Pony Acres proposal for a narrow trailer park adjacent to Grigio has been modified to include another trailer park to its east. This has made the project much less awkward, and provides enough frontage for the inclusion of 2,900 space of retail. Being another project literally adjacent to a light rail stop, I hope the additional residents attracts a tenant for that space and for the vacant Grigio retail.

LINK: http://documents.tempe.gov/sirepub/mtgviewer.aspx?meetid=1077&doctype=AGENDA

As for the west-side project, can anyone identify the exact parcel being discussed? It would be nice for some sort of cohesive urban neighborhood to form around the great projects that have sprung up on Farmer. Empty homes, vacant land, a power substation, and awkward lots make for a pretty uninviting place right now. Adding to the possible improvement of this area are plans to realign Rio Salado and 1st Street at the Ash intersection. Planning is underway and construction will coincide with the Streetcar. I can't envision it, but making that intersection less of a barrier between the core of downtown and projects like TCA, SkyWater, etc. will be a great thing.

There are townhome projects planned for 4th St, 5th St, and Roosevelt that will further add to the densifying neighborhood west of Farmer. Too bad nothing along Ash looks promising to serve as a connection.

[dtnphx]

Exclusive: ASU planning additional $100M Biodesign building

Angela Gonzales | Phoenix Business Journal

Arizona State University is planning to build an additional $100 million Biodesign Institute building on its Tempe campus.

This will be the third Biodesign Institute building on that campus. The first two were built in 2004 and 2006, costing about $150 million to develop. The third will be of similar size, but cost around $100 million, taking inflation into account.

ASU's master plan always had four Biodesign Institute facilities comprising 800,000 square feet on the Tempe campus, but when the economy soured, those plans slowed down, and now ASU officials are determining whether to only build this third building, and just make it a larger.

Arizona State University's master plan for its Biodesign Institute includes four buildings. The first two (A and B) are completed. The third Building C is next on the drawing board.

http://www.bizjournals.com/phoenix/blog/...92844144f674e291dd986763848&t=1434147714

[PHXFlyer11]

I noticed when looking at the Marina that there is a rather strange area of dirt within the nicely landscaped marina. It seems this was kept unlandscaped for some future development. Does anyone what was/is planned here?

[MegaBass]

Originally Posted by PHXFlyer11

I noticed when looking at the Marina that there is a rather strange area of dirt within the nicely landscaped marina. It seems this was kept unlandscaped for some future development. Does anyone what was/is planned here?

Arizona Boathouse and Welcome Center? from Rio Salado Foundation

[azsunsurfer]

Driving Apache this weekend I noticed that

A) That "Meridian" project where that Mexican place use to be has been cleared and fenced. I thought I saw a tractor on site/ not sure.

B) The Lennar project is already fenced.

C) That Lemon development is now called Vertex Apartments.

[exit2lef]

Originally Posted by azsunsurfer

Driving Apache this weekend I noticed that

A) That "Meridian" project where that Mexican place use to be has been cleared and fenced. I thought I saw a tractor on site/ not sure.

I'm glad to hear that. The owners of Guerrero's mentioned about two years ago that the sale of the land to developers was going to help them have a comfortable retirement after three decades of operating their restaurant. Even so, when nothing happened for two years after the restaurant served its last meal, I feared it would become just a vacant lot and a net loss to the area. It sounds like that's not the case.