Tempe Development Thread

[combusean]

>And they failed 100 times before they got it right.

Huh? The only thing that failed was the 1987 Rio Salado Development District Vote, which Tempe voters supported so they went it alone.

>The dam failed.

It was under warranty. I'm sure the west dam was more expensive, but that was the correct design anyways (rubber bladders in the sun? what were they thinking?)

>And every single tower on the lake had to be massively subsidized because they ask the owners to pay an exorbitant cost for the lake through the lake district. So it has come at a steep price and it took forever.

... the lake is subsidized by the properties there, not the other way around. The only thing that's getting tax breaks (besides the would-be arena) is South Pier.

>So it has come at a steep price and it took forever.

I don't think that's come as a cut to services or otherwise affected anyone's quality of life. You can't say the same for Glendale saddled with Westgate debt or Mesa saddled by its own dumb dependence on sales taxes.

As for Phoenix, I'd be *very* curious to see what a redeveloped railyards would look like. Union Pacific can dump cars off almost anywhere, there's no reason for a huge yard to exist right across 7th from Downtown. And maybe if light rail goes west on Washington the state will realize what a gold mine its been handed with the property values and go gung-ho on redeveloping the area Same for the areas south. Tempe Town Lake is fine and all, but the actual riparian area is a more pleasant place to cool off, there's just no city nearby.

[admdavid]

I think the fact that Tempe is landlocked at this point tends to force the powers that be to really think and strategize about what will benefit the city and how to maximize the impact of every project. Phoenix, and to a smaller degree Mesa, don't yet have this issue so it's a "well, there's still plenty of land so whatever" kind of a situation.

[combusean]

^ That's pretty much it.

If Phoenix were contained within the 101 loop to the mountains, the core would look vastly different today. Even letting Ahwatukee develop organically as a western expanse of Tempe and Chandler would have noticeably shifted Phoenix's suburban culture towards those cities more.

I mean, Tempe's DRC has already shot down free-market midrise projects in the South Pier area because they understand they need density there, even when the area struggles to kickstart. You would never see that Downtown.

[MiEncanto]

Originally Posted by combusean

>And they failed 100 times before they got it right.

Huh? The only thing that failed was the 1987 Rio Salado Development District Vote, which Tempe voters supported so they went it alone.

>The dam failed.

It was under warranty. I'm sure the west dam was more expensive, but that was the correct design anyways (rubber bladders in the sun? what were they thinking?)

>And every single tower on the lake had to be massively subsidized because they ask the owners to pay an exorbitant cost for the lake through the lake district. So it has come at a steep price and it took forever.

... the lake is subsidized by the properties there, not the other way around. The only thing that's getting tax breaks (besides the would-be arena) is South Pier.

>So it has come at a steep price and it took forever.

I don't think that's come as a cut to services or otherwise affected anyone's quality of life. You can't say the same for Glendale saddled with Westgate debt or Mesa saddled by its own dumb dependence on sales taxes.

As for Phoenix, I'd be *very* curious to see what a redeveloped railyards would look like. Union Pacific can dump cars off almost anywhere, there's no reason for a huge yard to exist right across 7th from Downtown. And maybe if light rail goes west on Washington the state will realize what a gold mine its been handed with the property values and go gung-ho on redeveloping the area Same for the areas south. Tempe Town Lake is fine and all, but the actual riparian area is a more pleasant place to cool off, there's just no city nearby.

I meant Tempe taxpayers had to subsidize every single tower on the lake. Every one got a GPLET, some for crazy long periods beyond just the abatement period. That was basically required because those properties have to pay for the lake district through the CFD. And those payments are enormous, in part because they kept kicking the debt to the right because they didn't get tenants fast enough and didn't get enough money flowing to the district early on. So the total cost of the lake ended up being several hundred million more than originally advertised. That's sorta what I meant by they failed 100 times. There were many problems associated with it, especially financially. And while the lake looks great now, it took a ton of taxpayer subsidy to get there, roundabout though it may be.

[DUPio]

The SEC of Myrtle and University is fenced off. I haven’t seen any mention of this site (perhaps I missed it). Anyone know what’s going on here?

[PHX31]

Originally Posted by DUPio

The SEC of Myrtle and University is fenced off. I haven’t seen any mention of this site (perhaps I missed it). Anyone know what’s going on here?

Unfortunately it's just going to be an empty lot. They razed the cool old buildings and there is no plan for new construction. Maybe it is going to be construction staging? I can't remember, but it was discussed a few pages back.

[Spitfiredude]

Umm… everyone forgot to mention that Tempe has an anchor tenant of ASU. Like clearly most of that development would not exist without it. Pretty much all of those high rise luxury apartments are full of students. Complete different demographic & why I left tempe in 2015 & why most 25+ age residents don’t live in Tempe.

The constant comparison of Tempe versus Phoenix here is strange.

[azsunsurfer]

Both Skye Tempe and The Marshall look so good! Skye for sure will help change that corner of University and Myrtle....it's a shame that ASU will have a big hole for what would be an awesome intersection....also it's going to be funny to see Shady Park sandwiched between both highrises!

[xymox]

Originally Posted by combusean

As for Phoenix, I'd be *very* curious to see what a redeveloped railyards would look like. Union Pacific can dump cars off almost anywhere, there's no reason for a huge yard to exist right across 7th from Downtown. And maybe if light rail goes west on Washington the state will realize what a gold mine its been handed with the property values and go gung-ho on redeveloping the area Same for the areas south. Tempe Town Lake is fine and all, but the actual riparian area is a more pleasant place to cool off, there's just no city nearby.

Didn't they just get approval from Surprise to build a new rail yard up in the Wittman area along US-60 @211th Ave or somewhere like that? If so would they still need the downtown yard? Maybe this isn't so far off from happening...

[ASU Diablo]

Originally Posted by xymox

Didn't they just get approval from Surprise to build a new rail yard up in the Wittman area along US-60 @211th Ave or somewhere like that? If so would they still need the downtown yard? Maybe this isn't so far off from happening...

The new DBacks ballpark should go here then...

[ASU Diablo]

Originally Posted by azsunsurfer

Both Skye Tempe and The Marshall look so good! Skye for sure will help change that corner of University and Myrtle....it's a shame that ASU will have a big hole for what would be an awesome intersection....also it's going to be funny to see Shady Park sandwiched between both highrises!

Link to renderings?

[muertecaza]

Originally Posted by azsunsurfer

Both Skye Tempe and The Marshall look so good! Skye for sure will help change that corner of University and Myrtle....it's a shame that ASU will have a big hole for what would be an awesome intersection....also it's going to be funny to see Shady Park sandwiched between both highrises!

Originally Posted by ASU Diablo

Link to renderings?

The Marshall (Apache, east of Rural):

https://www.tempe.gov/home/showdocument?id=102555&t=638216420084363011

Skye:

https://www.tempe.gov/home/showdocument?id=102557&t=638216421491429079

[muertecaza]

Red zoning sign up for the Gonzalez-Martinez (né "Squatter") house lot:



Pretty big stats for that lot - 210', 550 units, and only a .5 parking ratio.

Astute observers will note that the sign in the picture is on the lot across the street from the Gonzalez-Martinez house where The Lodge is. There are signs on both lots. Not sure, but my guess is that the development will somehow encompass both lots. The sign does not specify the corner where the development will go, and I don't think they could get 3.6 acres on just the Gonzalez-Martinez house lot. But that's just a guess so we'll see.

[Mr.RE]

Originally Posted by muertecaza

Red zoning sign up for the Gonzalez-Martinez (né "Squatter") house lot:



Pretty big stats for that lot - 210', 550 units, and only a .5 parking ratio.

Astute observers will note that the sign in the picture is on the lot across the street from the Gonzalez-Martinez house where The Lodge is. There are signs on both lots. Not sure, but my guess is that the development will somehow encompass both lots. The sign does not specify the corner where the development will go, and I don't think they could get 3.6 acres on just the Gonzalez-Martinez house lot. But that's just a guess so we'll see.

Maybe they intend to abandon the street because its a dead end or have that be the driveway entry to the parking garage? Would be cool to have a pass-through the building.

[locolife]

I don't think these are new to this group but some press on Skye and one without a name 211 E 7th street proposed at 29 floors.

The only details I can find on this are: A 29-story tower, proposed for 211 E. 7th St., will include 380 apartments and other uses. According to the Maricopa County Assessor's Office, an entity called College Enterprises Inc. is the owner of the 0.6-acre parcel where the project is proposed.

https://www.abc15.com/news/business/pair...-among-tallest-in-city-proposed-in-tempe

[locolife]

duplicate

[IndyAZ]

Originally Posted by locolife

I don't think these are new to this group but some press on Skye and one without a name 211 E 7th street proposed at 29 floors.

I got a screen shot of the development by Trinitas, but definitely only looks to be about 24 floor in this image. I believe this is what was submitted for Design Review. Garage looks cheap in this, but luckily the 9-story brick building at College and 7th will completely hide the side profile of it.

[azsunsurfer]

Wow looks like the DRC did not recommend approval for Skye Tempe

https://azbex.com/planning-development/two-apartment-tower-projects-planned-in-tempe/

[muertecaza]

Originally Posted by azsunsurfer

Wow looks like the DRC did not recommend approval for Skye Tempe

https://azbex.com/planning-development/two-apartment-tower-projects-planned-in-tempe/

I only skimmed the video of the meeting, but looks like it was over parking ratio issues. Disappointing, I would have hoped we were past disallowing a .3 parking ratio at this point.

If anyone wants to watch:

https://tempe.granicus.com/MediaPlayer.php?view_id=6&clip_id=3663&meta_id=109070

[locolife]

Originally Posted by azsunsurfer

Wow looks like the DRC did not recommend approval for Skye Tempe

https://azbex.com/planning-development/two-apartment-tower-projects-planned-in-tempe/

Easy fix w/ the pedestal building design or not so much?