Tempe Development Thread

[muertecaza]

Originally Posted by PHX31

/\ And does anyone know the status of that squatter's rights case dealing with the old adobe home at Farmer and 1st St? I thought Tempe won the case and hopefully that guy/family will finally leave that land. It would be nice to see that redeveloped to include saving the house for display in some fashion. It's an interesting piece of Tempe history, but also a monumental waste of land right now.

Looks like Tempe won their motion to dismiss Sussex' adverse possession complaint, but the case isn't over just yet. Sussex is asking to file an amended complaint, and Tempe is asking to have their attorneys' fees paid.

https://www.superiorcourt.maricopa.gov/docket/CivilCourtCases/caseInfo.asp?caseNumber=CV2015-005685

[PHX31]

Thanks muertecaza. It's always interesting to see the current junk yard from the light rail surrounded by all of the nice new development.

[PHXFlyer11]

The wait is over! http://www.tempe.gov/Home/ShowDocument?id=36872

Looks amazing! They also mention the 17-story senior tower should start construction soon.

I love that this is up against the lake, that should force taller buildings on the remaining lots.

[PHXFlyer11]

Originally Posted by PHXFlyer11

The wait is over! http://www.tempe.gov/Home/ShowDocument?id=36872

Looks amazing! They also mention the 17-story senior tower should start construction soon.

I love that this is up against the lake, that should force taller buildings on the remaining lots.

Looking closer, they have a ton of retail space. Looks like they are truly keeping with the vision for Pier 202 in that it would be a destination for shopping, dining and entertainment. The two towers are phased however. Let's hope this moves quickly and phase two actually happens.

[Obadno]

Originally Posted by PHXFlyer11

Looking closer, they have a ton of retail space. Looks like they are truly keeping with the vision for Pier 202 in that it would be a destination for shopping, dining and entertainment. The two towers are phased however. Let's hope this moves quickly and phase two actually happens.

3 more high-rises for Tempe... is there even enough demand, these madmen

[Phxguy]

Can somebody post photos of the renderings? Very much interested but get an error message every time it opens. Thanks!

[muertecaza]

From http://www.rinkachung.com/placemaking-1/#high-rise:

[muertecaza]

More:











Looks awesome.

[muertecaza]

Also, it makes sense now why Robert Fransway, the principal of Springbrook Development, was the one that filed the protest that ultimately killed the 6 story apartments that were proposed earlier this year for Southbank. I think the 6 story would have been directly behind this one. Seems like it would have been hard for that project and this project to co-exist. So glad he did.

[Obadno]

Originally Posted by muertecaza

Also, it makes sense now why Robert Fransway, the principal of Springbrook Development, was the one that filed the protest that ultimately killed the 6 story apartments that were proposed earlier this year for Southbank. I think the 6 story would have been directly behind this one. Seems like it would have been hard for that project and this project to co-exist. So glad he did.

Maybe im a crazy person, but I like varied heights it makes really interesting angles and sightlines.

Although urban canyons are also cool.

[dtnphx]

Those are very cool. I agree, the different heights and angles is very interesting.

[PHXFlyer11]

Welp, we got our hopes up again. The Pier has already been pulled from the 12/8 agenda after less than a day. What a damn joke.

[Obadno]

Originally Posted by PHXFlyer11

Welp, we got our hopes up again. The Pier has already been pulled from the 12/8 agenda after less than a day. What a damn joke.

Being pulled from an agenda really as that much weight

[Jjs5056]

The Pier shows why I am so critical of certain projects, especially those along the lake. This is the type of design and land use that should have been demanded and expected on the area closest to downtown. No, 22 stories is not necessary for every lakefront building, but this is truly the first project on the lake that is presenting a truly site-specific unique building. So many unique features, courtyards, landscaped balconies... and the ground level has been designed as every single lakefront building should have been: retail uses that front both the lake and the arterial street. This goes above and beyond with the retail on the east and west, but the north and south are the critical locations to draw pedestrians from the lake and Rio Salado (or Vista del Lago in this case).

Also, those saying they are glad the 6-7 story buildings had been denied aren't necessarily saying that exclusively based on the height. Varied heights definitely make for a more interesting aesthetic (which is why I hate that the Jefferson is 7-stories, because that north side of the lake will be lined with structures of nearly the same height)... but, the design was basically gray stone and stucco and clearly not in the same league as The Pier, and the commercial was not appropriately designed to complement a project across the way.

Really crossing my fingers on One Hundred Mill, and hope the progress on easements and the inking of a hotel chain make it a done deal. Another amazing design on a challenging yet important site.

The blighted site on Farmer/1st St is an interesting opportunity. Since Ash is fairly useless for TOD, Farmer needs some good projects to form the west end of DT, and connect 1st Street. It's too bad that Artspace has a Mesa project underway. If they could move the blighted home and 1-2 historic homes from the area that are out of context to the parking lot next to Towne Square, that would make for a great and active park on the streetcar with the houses leased to arts-based small businesses. Live/work artist housing could then be built just west on Farmer. Whatever happens, I hope next construction on Farmer contains at least live/work frontage (with real retail on the corners of Uni and 5th St) and approaches 6-8 stories (the 4 story Residences on Farmer is nice looking, but a far cry from the original plan).

[Jjs5056]

Really wanting details on Maxwell Place - the redevelopment of 7th/College. The last redevelopment site will really solidify College's "identity." I hope the project is high (taller than Block 12), and market rate, age-controlled housing (considering W6 has been positively trashed by students). And, that the retail is in line with the higher-end options at the Annex, 3C Studios, and TCC. Nothing super fancy- just a mix of more than just chain fast food. Hopefully, Here on the Corner relocates there once it is finished, maybe a menswear shop, and a few classier nightlife options (more La Bocca than Zuma Grill).

The Valor on 8th also looks like a pretty good project. It's too bad ASU's Stadium District is so inward-facing and doesn't look to be planning much in the way of urban buildings between Manzanita and University. That + the former 2 tower proposal for Rural/8th would have helped in connecting this area.

[PHXFlyer11]

Originally Posted by Jjs5056

The Pier shows why I am so critical of certain projects, especially those along the lake. This is the type of design and land use that should have been demanded and expected on the area closest to downtown. No, 22 stories is not necessary for every lakefront building, but this is truly the first project on the lake that is presenting a truly site-specific unique building. So many unique features, courtyards, landscaped balconies... and the ground level has been designed as every single lakefront building should have been: retail uses that front both the lake and the arterial street. This goes above and beyond with the retail on the east and west, but the north and south are the critical locations to draw pedestrians from the lake and Rio Salado (or Vista del Lago in this case).

Also, those saying they are glad the 6-7 story buildings had been denied aren't necessarily saying that exclusively based on the height. Varied heights definitely make for a more interesting aesthetic (which is why I hate that the Jefferson is 7-stories, because that north side of the lake will be lined with structures of nearly the same height)... but, the design was basically gray stone and stucco and clearly not in the same league as The Pier, and the commercial was not appropriately designed to complement a project across the way.

Really crossing my fingers on One Hundred Mill, and hope the progress on easements and the inking of a hotel chain make it a done deal. Another amazing design on a challenging yet important site.

The blighted site on Farmer/1st St is an interesting opportunity. Since Ash is fairly useless for TOD, Farmer needs some good projects to form the west end of DT, and connect 1st Street. It's too bad that Artspace has a Mesa project underway. If they could move the blighted home and 1-2 historic homes from the area that are out of context to the parking lot next to Towne Square, that would make for a great and active park on the streetcar with the houses leased to arts-based small businesses. Live/work artist housing could then be built just west on Farmer. Whatever happens, I hope next construction on Farmer contains at least live/work frontage (with real retail on the corners of Uni and 5th St) and approaches 6-8 stories (the 4 story Residences on Farmer is nice looking, but a far cry from the original plan).

I can't stop looking at the renderings. This will positively be the best thing that has ever been built in the state of Arizona. Hell, One Hundred Mill might even be the second best. I think that is going to break ground in January. Just a hunch, but I think they are very close.

Also, for shits and giggles I wanted to look back at the senior housing 17-story project that is supposedly breaking ground soon at Southbank, found the rendering... http://www.jmitchelladvisors.com/wp-content/gallery/the-villas-at-south-bank/renderingext.png

It's just OKAY compared to The Pier. But overall the two projects would be a tremendous start to Southbank.

[Jjs5056]

I think it'd certainly be one of the best; I can't think of many others that are iconic in height, form, functions, and are as site-sensitive as this one is to Town Lake. The only other project I can think of that comes close would be one (or all) of the Optimas. Seeing a project like this - well beyond downtown - makes me angrier about the buildings allowed downtown as it's tall, gorgeous, and activates *4* sides. Marina Heights is ok, but Jefferson, SALT, Marriott AC, and Hanover I find really unjustifiably horrible.

OneHundredMill is definitely another great project and as I mentioned, I hope that the Kimpton affiliation gives it a little more of a shot at getting built. The potential for a high-end boutique hotel and restaurant a la Blue Hound directly on Mill will be a big deal. I do wish the office were a bit taller, since 8 of the 15 stories are parking, but if that makes it a more viable project, then I'm all for it. The design is really sophisticated with its use of 2nd St for drop-off and vehicular circulation, leaving plenty of retail frontage. Both US Airways phases look pathetic; I still can't believe the City *extended* the parking garage to front 3rd St and Ash, but hopefully at least the dead space in front of the first tower can one day be fixed?

The last great project is 7S; compared to the former University Square, you can see how much care they took to reduce the impact of its super-block lot size. I like the materials, varying heights, mixed uses, 21+ goal, and 7th Street frontage. I hope Maxwell Place is of similar quality and turns both 7th and College into streets as urban as Mill.

Tempe seems to either get it right, or get it really wrong. If there's any boom left in this cycle, I hope something gets built on the M7 lot that helps diversify the retail in that area as it used to be. Anything mixed-use along 5th Street would be great (incl. redevelopment of the Towers, the civic center, Cox building, etc. - is there ANY chance Hayden Square Condos will ever be knocked down? Those things are freaking horrid), or some larger projects on Farmer. And, since I named almost every street, why not mention that I wonder if the Mission Palms' parking lots will remain forever? If they want to keep their options open, I'd at least like to see the smaller lot on the north built.

[Jjs5056]

Oh, and the senior housing project is just OK as you said. The original design was pretty gross- earth tones and very dated. I still think the standalone commercial building is a weird design, and I hate that they've designed the project with the thought that 90% of traffic to the commercial sites will be internal - from the senior housing. For what it cost tax payers, all lakeside projects should be designed in a way that optimizes their engagement with the pedestrian lakefront path or street (preferably both).

It also seems odd to build this just beyond the reach of the only planned mass transit line for the near future. I'm sure they'll have plenty of bus service, though. Overall, I love the idea of Tempe coming "full circle" and a development that aims to connect ASU alum with former classmates in retirement. That's pretty neat. I do wonder the credibility of it still, since it's been - 3? - years.

[PHXFlyer11]

Originally Posted by Jjs5056

I think it'd certainly be one of the best; I can't think of many others that are iconic in height, form, functions, and are as site-sensitive as this one is to Town Lake. The only other project I can think of that comes close would be one (or all) of the Optimas. Seeing a project like this - well beyond downtown - makes me angrier about the buildings allowed downtown as it's tall, gorgeous, and activates *4* sides. Marina Heights is ok, but Jefferson, SALT, Marriott AC, and Hanover I find really unjustifiably horrible.

OneHundredMill is definitely another great project and as I mentioned, I hope that the Kimpton affiliation gives it a little more of a shot at getting built. The potential for a high-end boutique hotel and restaurant a la Blue Hound directly on Mill will be a big deal. I do wish the office were a bit taller, since 8 of the 15 stories are parking, but if that makes it a more viable project, then I'm all for it. The design is really sophisticated with its use of 2nd St for drop-off and vehicular circulation, leaving plenty of retail frontage. Both US Airways phases look pathetic; I still can't believe the City *extended* the parking garage to front 3rd St and Ash, but hopefully at least the dead space in front of the first tower can one day be fixed?

The last great project is 7S; compared to the former University Square, you can see how much care they took to reduce the impact of its super-block lot size. I like the materials, varying heights, mixed uses, 21+ goal, and 7th Street frontage. I hope Maxwell Place is of similar quality and turns both 7th and College into streets as urban as Mill.

Tempe seems to either get it right, or get it really wrong. If there's any boom left in this cycle, I hope something gets built on the M7 lot that helps diversify the retail in that area as it used to be. Anything mixed-use along 5th Street would be great (incl. redevelopment of the Towers, the civic center, Cox building, etc. - is there ANY chance Hayden Square Condos will ever be knocked down? Those things are freaking horrid), or some larger projects on Farmer. And, since I named almost every street, why not mention that I wonder if the Mission Palms' parking lots will remain forever? If they want to keep their options open, I'd at least like to see the smaller lot on the north built.

I don't have a problem with the AC. It was a very small lot and the density is pretty nice. Taller would've been great, but I like it still.

Mission Palms was going to expand back in the day, but they missed the boat apparently with all the other hotels coming online.

I think projects like Hayden Square will take quite awhile before they are torn down. That land really has to appreciate. I'm having trouble getting accurate value, but it looks like they are worth about $180k ea on average. What are there, 100 units? Plus demolition costs, and obviously it'd be difficult to get all owners to sell. So realistically I bet they'd have to pay $250K ea.

[muertecaza]

Was looking at Crescent Rio's revised plan and I think it looks pretty nice. The submission to the DRC is here:

https://www.tempe.gov/Home/ShowDocument?id=36870

For all of the DRC's hand-wringing, the building didn't lose any height along Rio Salado (90'), and they just reduced the 1st Street frontage from 6 stories with a 7th level Mezzanine, to 5 stories with a 6th level mezzanine. I like the former 1st St. frontage more, but what are you gonna do. Looks like they were able to only lose 5 units--from 361 to 356. Density only went from 114 du/ac to 112 du/ac. Design has 5 live/work units along 1st.

Based on the application they have DRC staff on board. We'll see if the design gets approved tonight.