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  #12241  
Old Posted Dec 19, 2025, 8:52 PM
ASU Diablo ASU Diablo is offline
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Originally Posted by combusean View Post
250 Rio is now a 16 story, 110 unit condo tower. I'm assuming those units are going to be top of the market luxury.

Can anyone get the render from the article?

https://www.azcentral.com/story/news/loc...posed-along-tempe-town-lake/87552259007/
Was posted a couple threads back.

Quote:
Originally Posted by Forrester1998 View Post
A couple notable items from upcoming meetings: Renderings are now available for the revised 250 Rio project in next weeks DRC meeting.

https://tempe.hylandcloud.com/AgendaOnline/Meetings/ViewMeeting?id=1750&doctype=1

As a reminder this is the parcel at the NE corner of the Rio Salado/Ash Avenue roundabout (next to Tempe Beach park) and in 2023 this was approved for a 14 story office building. We'll the commercial real estate market never recovered so now they are switching gears and applying to build a 16 story, 110 unit condominium high rise. As part of the project they are restoring some elements of the historic Ash Avenue bridge abutment on the east side of the site, they were planning to do this in the last iteration of the project as well. I think renderings look nice enough (maybe not as unique as the proposed office building was!) and its interesting to see a developer opt for condos, fairly rare in recent years. I think residential is a good fit for this parcel though. As an aside, in the letter of explanation for this development the developer mentions 100 Mill (which they also developed) and in this they mention the planned 100 Mill hotel, so it at least seems that project isnt completely dead lol.

No really big items on the agenda for this week's city council meeting except the developers for the Marshall have once again asked for a continuance on the approval for the Phase 2 of this project, this time until the April meeting. This means that construction for phase 1 of this project will likely be completed or nearly so before phase 2 is approved. Reminder that this was originally scheduled to have its 2nd council meeting in August but there was pushback as residents in the neighborhood south of the development were worried about 1) traffic flow on Spence and 2) the building facade being too tall on Spence. Im not sure what the holdup is but it seems the developer either isnt budging or just isnt focusing on this right now. As a reminder Phase 2 of this project would be directly south of Phase 1 and would be 105 units, 7 stories of student housing replacing the current 3 story Tempe Palm apartments.

https://tempe.hylandcloud.com/AgendaOnline/Meetings/ViewMeeting?id=1794&doctype=1
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  #12242  
Old Posted Dec 25, 2025, 7:26 PM
skiesthelimit skiesthelimit is offline
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Went to Mill and saw there are now 4 cranes lining 7th. It’s about to be dense:




Also new restaurant incoming:


The streetscape looks really good too, sidewalks feel much wider and sturdier if that makes sense haha.
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  #12243  
Old Posted Dec 26, 2025, 1:32 PM
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KEVINphx KEVINphx is offline
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Originally Posted by skiesthelimit View Post
Went to Mill and saw there are now 4 cranes lining 7th. It’s about to be dense:




Also new restaurant incoming:


The streetscape looks really good too, sidewalks feel much wider and sturdier if that makes sense haha.
"sturdier" ? Interesting choice of words . . . it's not as though they were wooden piers on rickety posts before or were otherwise lacking in stability in any way.

I personally find the new mill ave streetscape top be a massive DOWNGRADE from what it was just 10 years ago. Is there an unknown disease attacking the original ficus trees that actually created a large mature tree canopy?

The entire metro area truly SUCKS when it comes to trees and Mill Ave was one on the few places that was pedestrian lined with mature trees.

Now here we are in 2025 they are boasting about these rickety spindle-stick excuses for trees.
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  #12244  
Old Posted Dec 26, 2025, 4:29 PM
locolife locolife is offline
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Originally Posted by KEVINphx View Post
"sturdier" ? Interesting choice of words . . . it's not as though they were wooden piers on rickety posts before or were otherwise lacking in stability in any way.

I personally find the new mill ave streetscape top be a massive DOWNGRADE from what it was just 10 years ago. Is there an unknown disease attacking the original ficus trees that actually created a large mature tree canopy?

The entire metro area truly SUCKS when it comes to trees and Mill Ave was one on the few places that was pedestrian lined with mature trees.

Now here we are in 2025 they are boasting about these rickety spindle-stick excuses for trees.
.

Not sure if it's the same trees as DT Phoenix but they've filled in nicely for sidewalk shade, you can move this view in Google from 2021 to 2023 and see how much they've filled in. I was surprised how fast the sidewalk shade in DT PHX has come in already, a lot of it has been redone in the last 5 or so years.

I'm not sure what was up with the Ficus trees on Mill, they we're nice but I did notice a lot we're not in good shape. According to the internet they last 20-40 years so maybe they we're at end of life.

https://www.google.com/maps/@33.4477441,...I1MTIwOS4wIKXMDSoKLDEwMDc5MjA3M0gBUAM%3D
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  #12245  
Old Posted Dec 26, 2025, 4:33 PM
locolife locolife is offline
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Quote:
Originally Posted by skiesthelimit View Post
Went to Mill and saw there are now 4 cranes lining 7th. It’s about to be dense:




Also new restaurant incoming:


The streetscape looks really good too, sidewalks feel much wider and sturdier if that makes sense haha.
Looking good (and dense). Tempe Skyline is going to start rivaling mid-size cities.
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  #12246  
Old Posted Dec 26, 2025, 6:31 PM
az_daniel az_daniel is offline
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Those are chinese pistache trees - they are really the street tree of choice now in the Phoenix area because they are very drought tolerant and they are good shade trees. They are fast growers, non-invasive, and low maintenance. They will fill in and look great.
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  #12247  
Old Posted Dec 29, 2025, 7:39 AM
Forrester1998 Forrester1998 is offline
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Quote:
Originally Posted by KEVINphx View Post
"sturdier" ? Interesting choice of words . . . it's not as though they were wooden piers on rickety posts before or were otherwise lacking in stability in any way.

I personally find the new mill ave streetscape top be a massive DOWNGRADE from what it was just 10 years ago. Is there an unknown disease attacking the original ficus trees that actually created a large mature tree canopy?

The entire metro area truly SUCKS when it comes to trees and Mill Ave was one on the few places that was pedestrian lined with mature trees.

Now here we are in 2025 they are boasting about these rickety spindle-stick excuses for trees.
"Blessed are those who plant trees under whose shade they will never sit" is a bit on the nose here but its worthwhile to remember that these projects are always in the interest of making the city nicer 10-20 years from now, not literally tomorrow. You actually cant just wait for trees to fully die and then plant fully mature ones the next day, it does not work like that!
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  #12248  
Old Posted Dec 29, 2025, 5:05 PM
exit2lef exit2lef is offline
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Originally Posted by Forrester1998 View Post
"Blessed are those who plant trees under whose shade they will never sit" is a bit on the nose here but its worthwhile to remember that these projects are always in the interest of making the city nicer 10-20 years from now, not literally tomorrow. You actually cant just wait for trees to fully die and then plant fully mature ones the next day, it does not work like that!
The problem is that we've been told "just wait a few years" so many times with respect to shade, only to see new trees not maintained properly or even removed before they can reach maturity and provide the shade we were promised. Like Kevin, I'm deeply skeptical of the Mill Avenue project. I hope to be proven wrong, though.
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  #12249  
Old Posted Dec 31, 2025, 10:51 PM
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KEVINphx KEVINphx is offline
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Quote:
Originally Posted by Forrester1998 View Post
"Blessed are those who plant trees under whose shade they will never sit" is a bit on the nose here but its worthwhile to remember that these projects are always in the interest of making the city nicer 10-20 years from now, not literally tomorrow. You actually cant just wait for trees to fully die and then plant fully mature ones the next day, it does not work like that!
The city poorly maintained the mature trees and this is not unique to Tempe - the metro area is largely lacking in mature trees and they are replaced by "trees" that grow in "bush" form in their natural state so never stand up to the wind of summer storms. The ficus on Mill were improperly pruned and many got sooty canker - they were not at life's end. Again - shit tree management.

I'm not a moron, I understand the time a tree takes to mature which is precisely my point! The municipalities and especially HOAs responsible for large swaths of the metro area do a shit job at arboriculture as evidenced by the plain lack of mature trees city-wide.

Obviously many factors are at play, but I'd argue that from the initial large-scale adaptation of xeriscape landscaping in the late 90s through the mid 2010s led to overplanting of "trees" that, while native or drought adapted, were overly prone to breaking. I'm talking the infinite variety of palos, breas and mesquites.

The prior generations trends for non-native pines and eucalyptus have long gone - and the pines that were planted are dying in large scale across the entire city. Bark beetles, climate change and not watering deep enough has done them in. I would know, I live in Central Phoenix - this is ongoing even in flood irrigated parts of town.

I personally don't believe the xeriscape trends were good for the urban heat island OR for general enjoyment of the urban environment and really the push for conservation should instead be on industry and agriculture instead of human enjoyment and beautification of our city.

I digress.

EDIT: one observation I'm sure others have noticed but in western cities, Phoenix especially, the tree canopy is virtually non-existent in lower income areas. Look at the entirety of the inner southwest valley area - Maryvale etc, these neighborhoods are old enough to have massive canopy but clearly the cost to water such large trees without any rain is extremely high and thus the trees do not exist. Contrast that with North-Central Phoenix with Central Ave as the spine; large, lush lots with large high income households that, despite their income allowing for the higher water consumption necessary to sustain large trees - these households have the irony of access to CHEAP, deep watering with SRP flood irrigation.
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  #12250  
Old Posted Jan 1, 2026, 2:04 AM
exit2lef exit2lef is offline
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^Yes to all this.
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  #12251  
Old Posted Jan 2, 2026, 1:14 AM
builder03 builder03 is offline
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Tower crane base is in for the Samuel. Once this one goes up that will be 4 tower cranes on 7th St, plus the one mobile crane for the service work going on at the Westin or Brickyard.



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  #12252  
Old Posted Jan 7, 2026, 5:27 PM
ASU Diablo ASU Diablo is offline
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Empire Group brings massive high-rise Revelry to Tempe

(Editing to due to confusion. That's my bad)

https://azbigmedia.com/real-estate/empire-group-brings-massive-high-rise-revelry-to-tempe/

Quote:
Empire Group of Companies, through its luxury urban infill division Aspirant Development, announces Revelry, a new Class A mixed-use high-rise community coming to Tempe. This marks the first public announcement of the project, which is expected to break ground this spring on the southeast corner of Rural Road and University Drive.

Designed as a landmark addition to Tempe’s growth, Revelry will feature 533 residential units across two towers rising 17 and 15 stories, encompassing approximately 850,000 square feet. The project will offer a curated mix of furnished and unfurnished residences, along with ground-level and second-floor retail space designed to complement the surrounding neighborhood.

“Revelry represents our belief that successful urban high-rise projects must be intentional in every aspect, from design and amenities to how they engage the surrounding neighborhood,” said Geoffrey Jacobs, Managing Partner of Aspirant Development. “Located at one of Tempe’s most active intersections, Revelry benefits from exceptional visibility, direct access to ASU, and a dense surrounding population. Tempe continues to evolve as a dynamic urban environment where people want to live and work and Revelry will deliver a best-in-class residential experience that raises the bar.”

The project is designed to rival top urban high-rise communities nationwide and features elevated lifestyle amenities including pickleball courts, wellness spaces, sauna, cold plunge, aromatherapy rooms, yoga terrace, lounges with a bar and fireplace, a golf simulator, a bowling alley, arcade and dog spa. The community also includes a resort-style pool and landscaped 27,000 square foot outdoor deck, co-working spaces and coffee bar, a state-of-the-art fitness center, onsite garage self-storage, a bike room, a mezzanine leasing office and approximately 5,500 square feet of retail space on the first floor across two suites, with an additional 10,800 square feet on the second floor.

Project partners include Gensler Architects, Layton Construction as general contractor, and Diversified Partners as the retail broker.

“Revelry is designed to introduce something truly special to Tempe, and we are thrilled to be part of an innovative blend of retail and dining experiences that fosters connection and serves college students, Tempe residents, and visitors alike,” said Marti Weinstein of Diversified Partners. “We’re proud to deliver a high-profile, beautifully designed destination that elevates local businesses, celebrates creativity, and brings fresh energy to this growing area of the city.”

Revelry reflects Aspirant Development’s focus on design-forward high-rise communities that elevate the resident experience, while contributing thoughtfully to the urban fabric. Situated in the heart of Tempe near University Drive, Mill Avenue, downtown Tempe, and light rail routes, Revelry is surrounded by a highly educated, youthful, and affluent population. Within a five-mile radius, the area is home to more than 350,000 residents, more than 314,000 daytime employees, and average household incomes exceeding $100,000, reinforcing the site’s long-term demand for both luxury residential living and complementary street-level retail.

Last edited by ASU Diablo; Jan 8, 2026 at 2:33 PM.
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  #12253  
Old Posted Jan 7, 2026, 5:32 PM
azliam azliam is offline
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Great that they can focus on getting financing for other projects even if they can't for Astra.
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  #12254  
Old Posted Jan 7, 2026, 5:37 PM
exit2lef exit2lef is offline
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^It seemed pretty clear that the old shopping center there was on the way out when the longstanding Delhi Palace Indian restaurant closed after more than three decades. I stopped by last week and notice that the pavement in the parking lot is in terrible condition. It's clearly not being maintained in anticipation of demolition.

I wondering about that rendering, though. Is their going to be a big blank wall facing Rural?
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  #12255  
Old Posted Jan 7, 2026, 11:34 PM
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KEVINphx KEVINphx is offline
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Originally Posted by exit2lef View Post
^It seemed pretty clear that the old shopping center there was on the way out when the longstanding Delhi Palace Indian restaurant closed after more than three decades. I stopped by last week and notice that the pavement in the parking lot is in terrible condition. It's clearly not being maintained in anticipation of demolition.

I wondering about that rendering, though. Is their going to be a big blank wall facing Rural?
This can't be for the hard corner - there is a Chevron there, and if you look closely, the perspective in this rendering is facing north from south of the project location. I believe the location of this to be 959 S. Rural Rd. based on the apartments to the east/right of the rendering as well as the perspective of the Trader Joes to the north.

This is the perspective of that rendering - https://www.google.com/maps/@33.4198909,..._ep=EgoyMDI2MDEwNC4wIKXMDSoASAFQAw%3D%3D
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  #12256  
Old Posted Jan 8, 2026, 2:42 AM
exit2lef exit2lef is offline
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Originally Posted by KEVINphx View Post
This can't be for the hard corner - there is a Chevron there, and if you look closely, the perspective in this rendering is facing north from south of the project location. I believe the location of this to be 959 S. Rural Rd. based on the apartments to the east/right of the rendering as well as the perspective of the Trader Joes to the north.

This is the perspective of that rendering - https://www.google.com/maps/@33.4198909,..._ep=EgoyMDI2MDEwNC4wIKXMDSoASAFQAw%3D%3D
Trader Joe's, which is visible in the rendering, is on the north side of University a bit east of Rural. That makes me think the grey wall in the foreground faces Rural rather than Eighth Street.
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  #12257  
Old Posted Jan 8, 2026, 2:57 AM
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combusean combusean is offline
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It's 955 E University.

The DRC packet is here:

https://www.tempe.gov/home/showpublisheddocument/103591/638277126961630000

The Delhi Palace project is 835 S Rural Rd AKA "Nova" and the DRC packet for that is here:

https://tempe.hylandcloud.com/Agendaonli...ket&itemId=0&publishId=0&isSection=false
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  #12258  
Old Posted Jan 8, 2026, 4:28 PM
exit2lef exit2lef is offline
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Originally Posted by combusean View Post
It's 955 E University.

The DRC packet is here:

https://www.tempe.gov/home/showpublisheddocument/103591/638277126961630000

The Delhi Palace project is 835 S Rural Rd AKA "Nova" and the DRC packet for that is here:

https://tempe.hylandcloud.com/Agendaonli...ket&itemId=0&publishId=0&isSection=false
So are these two separate projects with that gray wall between them?
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  #12259  
Old Posted Jan 8, 2026, 5:39 PM
Forrester1998 Forrester1998 is offline
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Originally Posted by exit2lef View Post
So are these two separate projects with that gray wall between them?
I think the gray wall in this picture is indeed facing 8th street.
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  #12260  
Old Posted Jan 8, 2026, 7:39 PM
exit2lef exit2lef is offline
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Originally Posted by Forrester1998 View Post
I think the gray wall in this picture is indeed facing 8th street.
Okay. I suppose that's possible depending on which side of Trader Joe's the store's sign is mounted.
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