Tempe Development Thread

[builder03]

Originally Posted by muertecaza

Quick set of 7th Street photos:

I am excited to see the Samuel emerge from below grade. It has been fun observing the process of building the below grade parking structure. I wish more of these projects put the parking below grade, the parking podiums really detract from the streetscape overall IMO.

The city of Tempe needs to remove minimum parking requirements so we don't see these massive podiums on every single future high-rise in downtown.

[exit2lef]

Originally Posted by builder03

I am excited to see the Samuel emerge from below grade. It has been fun observing the process of building the below grade parking structure. I wish more of these projects put the parking below grade, the parking podiums really detract from the streetscape overall IMO.

The city of Tempe needs to remove minimum parking requirements so we don't see these massive podiums on every single future high-rise in downtown.

Amen. Underground parking is often more expensive, but it can make financial sense when a developer is responding to genuine demand rather than an arbitrary mandate. In other words, it might be possible excavate for two levels of underground parking for the same price as building a four-level podium that is never filled to capacity.

[phoenixwillrise]

Originally Posted by exit2lef

Amen. Underground parking is often more expensive, but it can make financial sense when a developer is responding to genuine demand rather than an arbitrary mandate. In other words, it might be possible excavate for two levels of underground parking for the same price as building a four-level podium that is never filled to capacity.

Could care less if they have ground floor retail and they do something artistic to semi cover the parking part. What difference does it make, a glass window, balcony or some artistic design. Why care?

[exit2lef]

Originally Posted by phoenixwillrise

Could care less if they have ground floor retail and the do something artistic to semi cover the parking part. What difference does it make a glass window balcony or some artistic design. Why care?

I've explained this so many times in this forum that if I haven't convinced you by now, I never will. Do some searches for prior discussions on parking podiums if you want a refresher.

[builder03]

Noticed four of the South Pier lots up for sale on Loopnet.

https://www.loopnet.com/Listing/South-Pier-at-Tempe-Town-Lake-Lots/37507822/

[azsunsurfer]

I saw that too but if you read the description the developer is on a somewhat tight time frame to deliver the rest of the phases per their agreement with Tempe on schedule per the full 20 year build out. They are probably trying to entice other developers who have the capital to deliver some of the other phases.

[phoenixwillrise]

Originally Posted by exit2lef

I've explained this so many times in this forum that if I haven't convinced you by now, I never will. Do some searches for prior discussions on parking podiums if you want a refresher.

See my earlier comment, it still applies. Just glad it's a taller building then partially underground.

[Forrester1998]

IMO as far as parking podiums vs underground go, all else equal I like when the lowest units are closer to the street since I personally like hearing the city sounds from my apartment + I actually think it improves the streetscape especially when people's balconies are closer to the ground, peoples opinions on this will vary of course. But really the higher priority to me (and probably some others) is keeping construction costs/times down + limiting the car traffic on downtown streets, so while it is cool to see some investment in underground parking like the Samual is doing its probably more important to focus on just keeping the parking ratios down.

Anyway, some interesting permitting news: A demo permit has been filed for 1747 E. Apache Blvd, which is the SW corner of Apache and McClintock (vacant building which was formerly a pepboys). The Pepboys closed in 2022 and then this development went through a couple rounds of approvals in 2023/2024, initially getting approved for 5 stories/167 units before later upping this to 7 stories/272 units. I think at the time there was some discussion of this developer potentially pursuing the property to the south (the strip mall including the Ako International Market) to include in this development but I dont think anything ever came of that.

https://epermits.tempe.gov/CitizenAccess...55Z&agencyCode=TEMPE&IsToShowInspection=

As with the recent demo permit for the future townhome project at the SW corner of Apache and Oak, its good to see this development trudging forward after a bit of waiting and even in the lead up to construction it will be good to see this old building removed since it is an eyesore. Slightly related, I am eager to hear any news related to the approved development on the NW corner of this intersection which would remove the Pride gas station + the former Sun Devil car wash and adjacent strip mall.

[builder03]

Small in the grand scheme of Tempe development, but an infill project in the Maple-Ash neighborhood has broken ground.

Skybridge Maple will be 4 two-story single family homes.

I like the trend in this area of orienting new builds to the alley.



https://skybridgeco.com/wp-content/uploads/2022/08/1223-S-Maple-Ave-Package-Unbranded.pdf

[azsunsurfer]

I went by the Revelry construction site that Empire is building and I have not seen any progress in months. I know they had to do an archeological dig but that should have been resolved. They’ve had several articles about their “groundbreaking” but I’ve seen no visible activity. They still have that row of storage units that they haven’t torn down. I don’t understand the hold up.

[Forrester1998]

Originally Posted by azsunsurfer

I went by the Revelry construction site that Empire is building and I have not seen any progress in months. I know they had to do an archeological dig but that should have been resolved. They’ve had several articles about their “groundbreaking” but I’ve seen no visible activity. They still have that row of storage units that they haven’t torn down. I don’t understand the hold up.

I think just a couple pages back in this thread somebody posted some pictures featuring what appeared to be archeological study work happening near the 8th street alignment very recently (the 8th street streetscape project uncovered some pretty significant stuff) but also the removal of the cell tower might be complicated and that could be affecting the demo of that last strip of storage units, e.g. they may have a connected foundation or something.

[azsunsurfer]

Originally Posted by Forrester1998

I think just a couple pages back in this thread somebody posted some pictures featuring what appeared to be archeological study work happening near the 8th street alignment very recently (the 8th street streetscape project uncovered some pretty significant stuff) but also the removal of the cell tower might be complicated and that could be affecting the demo of that last strip of storage units, e.g. they may have a connected foundation or something.

That work is not recent. They’ve had those lines dug up since October of last year. Again no new activity in months.

[CA7]

Originally Posted by builder03

Noticed four of the South Pier lots up for sale on Loopnet.

https://www.loopnet.com/Listing/South-Pier-at-Tempe-Town-Lake-Lots/37507822/

Is that how the progress on the pier area looks recently? Haven't been to AZ in a couple months but I am curious how that's looking now

[Remi Kotten]

Originally Posted by CA7

Is that how the progress on the pier area looks recently? Haven't been to AZ in a couple months but I am curious how that's looking now

They actually look even more finished than that, I think they just have windows & interior finishings left.

[phoenixwillrise]

Originally Posted by Remi Kotten

They actually look even more finished than that, I think they just have windows & interior finishings left.

That guy and his kids building the Pier just keep moving along as slow as turtles. I think they go learn a certain applicable trade necessary to build that part of the project than commence to work on that part of the project. Estimated completion 2033.

[somethingfast]

Originally Posted by phoenixwillrise

That guy and his kids building the Pier just keep moving along as slow as turtles. I think they go learn a certain applicable trade necessary to build that part of the project than commence to work on that part of the project. Estimated completion 2033.

Slow but steady!

[muertecaza]

Originally Posted by phoenixwillrise

That guy and his kids building the Pier just keep moving along as slow as turtles. I think they go learn a certain applicable trade necessary to build that part of the project than commence to work on that part of the project. Estimated completion 2033.

I'm imagining them at RSI learning HVAC right now.

[combusean]

Glad he's doing better than working as a shift manager at mcdonalds who funds the tower after he pays his roommate the rent money.

Education is key, folks! Stay in school!

[combusean]

KB Home is relocating to Hayden Ferry Lakeside from LA.

https://www.prnewswire.com/news-releases...ers-in-phoenix-metro-area-302737433.html

https://www.costar.com/article/134589510...-headquarters-from-california-to-arizona

[builder03]

The 27-story Astria is starting to have an big impact on the Tempe skyline.

The 30-story 7th St Residential will be even more skyline-changing. You can just start to see it peak through as they are around 3-4 stories high now.