Tempe Development Thread

[Vicelord John]

Originally Posted by el_avocado

That's cos it is racist.

no, it is not.

If the billboard had nothing but mexicans, I wouldn't think anything of it, other than "oh there are mexicans," which really is nothing to be afraid of.

[HooverDam]

Originally Posted by combusean

22-story condo project planned for Town Lake
City Council should see plans in a few weeks

A 22-story condominium tower may be headed to the northern shore of Tempe Town Lake.

Very interesting. If I recall correctly the area just NE of there is pretty scuzzy. I'm surprised thats not having an adverse effect on sale. I guess they figure people will be heading south across the river for most of their dining and going out anyway, so perhaps what is immediately north isn't of importance.

[wushu18t]

Originally Posted by John_Vandercook

no, it is not.

If the billboard had nothing but mexicans, I wouldn't think anything of it, other than "oh there are mexicans," which really is nothing to be afraid of.

if so, then it would also. racism isn't just blatant, but often subtle. subtle or blatant is still wrong. as for Centerpoint it may just be a bad oversight on their marketer.

[wushu18t]

double post

[bobjuba]

Wow, Tempe will look great if these projects actually happen, now when will they tear down that unsightly flour mill? If ever? I suppose if it was otrn down the whole Mill Avenue theme would be slightly tarnished but that area would still rock...

[Azndragon837]

^Tempe has NO plans to tear down the Historic Flour Mill. As ugly as it may seem, the mill is what gives Mill Avenue its name, and it is an icon to the city. Recently, developers wanted to convert it into a condo...I do not know the status of it right now, but that is what I heard in the media.

Frankly, I'd rather see new mixed-use development build along Mill Avenue and the mill rennovated to include some sort of museum or restaurant (maybe the restaurant can become a new restaurant for the nearby Mission Palms Hotel expansion immediately to the south).

Also, the mill sits adjacent to the west entrance of "A" Mountain, so a nice gateway entrance to the butte would be awesome. The whole site has potential. The flour mill can be rennovated, so do not bet on it to be torn down.

-Andrew

[combusean]

^ The Mill is awaiting redevelopment schemes, and last I checked the property was locked in MCW Holdings (the developer of the brickyard that went bankrupt) lawsuit with the City of Tempe.

The silos themselves are historically protected so there's almost no way those are coming down--I wouldnt stand for it one bit either. It is possible to renovate them into condos or whatever, so that'll likely play a big part of whatever we'll see.

The Mill parcel itself is ostensibly fairly difficult to develop--it's oddly shaped and there's almost no room for on-site parking. I think, however, that such challenges will lead to a truly unique project.

I'd like to see the following get developed:



Edits:

the 2 - 6 story stuff should be live work.

The rail tracks would be repaved with red brick, exposing the steel rails still. Historic signage and exhibits down a landscaped pedestrian path could showcase the area.

All parking structures would be underground, making this super expensive to develop.

The finishing touch--gold neon/flourescent resignage of Hayden Flour Mill on the existing tower.

Some interior photos for those not too familiar with the area (sorry if this is way off topic)



Neon lights and recessed curved windows some day?











I've always liked that fresco. Restore it!

[Don B.]

^ Any renovation of this crumbling edifice will require massive amounts of tax dollars, otherwise it will languish forevermore, as it has for decades.

--don

[oliveurban]

Condo tower is sought for Tempe's lake
Jahna Berry
The Arizona Republic
May. 13, 2006

A 22-story tower called Onyx may soar over the north shore of Tempe Town Lake, and, if built, would become the third major lakefront condominium development nestled near Loop 202 and Scottsdale Road.

While skeptics and residents wince at the millions that Tempe has poured into the 220-acre man-made lake, the water has helped create a hot real estate ticket.

On the north side, Town Lake's shores are crowded with construction equipment for Northshore, a 137-unit complex being built by WestStone Group of Cos., and Mondrian, a 532-unit condo-apartment project by Gray Development Group.

And on the south side, Suncor Development Co. is building four condo towers and will celebrate the first building's grand opening on Thursday.

"There are limited opportunities for shoreline access," said Greg Loper, director of development for WestStone, which is building Onyx and Northshore. "It's just an ideal location."

The unfinished Northshore project has sold all but a handful of its units, he said.

WestStone said it expects to submit formal plans for the Onyx project to the city in a few weeks.

The project would include townhouses and a condo tower, with a total of about 200 units, Loper said. The condos would sell, on the low end, for an estimated $400,000 to $500,000.

Initially, a restaurant was to be where the proposed Onyx project would go. Now that the lake property is a hot commodity, though, developers are pursuing more condos, said Tempe Development Services Manager Chris Anaradian.

Still, one real estate expert said that while the lake may be a popular location, the rash of condo development is vulnerable to the same market forces as the rest of the Valley.

"Right now, it's a popular area because downtown Tempe is being pushed, but there's a limit to those things," said Jay Butler, head of the Arizona Real Estate Center at ASU Polytechnic.

Butler said that he wouldn't be surprised if a fair number of Arizona State University students with wealthy parents end up living in them.

There could be other challenges. The new condo tower would be about 220 or 230 feet tall, and must be approved by the City Council during public hearings, Anaradian said.

Projects more than 200 feet tall have to notify the Federal Aviation Administration, he said, and the city won't issue a building permit until a project has applied for FAA review.

[loftlovr]

Son of a bitch you beat me camelback _road!!
I always go to post and someone beats me.... (Onyx article)

This is the article about the Constellation Group- they are out of Australia and bad ass! We should write to them and beg them to develop the Silo Mill- they did one before...

http://www.azcentral.com/community/t...t-millZ10.html

http://www.constellationproperty.com/website/

[Don B.]

Speaking of the flour mill in Tempe:

http://www.azcentral.com/community/t...vmill0516.html

Historic Hayden Flour Mill may yield 2 cultures' relics

Katie Nelson
The Arizona Republic
May. 16, 2006 12:00 AM

The Hayden Flour Mill could become closer to becoming a usable historic site this month, after years of snags that have blocked redevelopment of downtown Tempe's most recognizable icon.

A Tempe company, Archaeological Consulting Services Ltd., will begin digging Monday around the mill and silos to search for artifacts. Archaeologists expect to find remnants from the years the site was actively used as a flour mill, along with traces from when the area was a settlement for the ancient Hohokam tribe.

City leaders said they view the eventual development of the mill as a crucial step to linking the downtown shopping and business districts with the recreation and housing being built along Town Lake.

The city has heard a range of proposals for the site, including outdoor recreation stores, a historical museum and converting the silos into condos or a hotel. It's possible that the city-owned land could have some combination of those components.

But before anything can happen to the mill, the archaeological dig hopefully will unearth a piece of land's past.

The dig is the first tangible movement toward renovating the historic site in years. The land has been tangled up in a yet-to-be-settled lawsuit and a fight between the city and a local developer over what can be built on the property and who can build it.

On Thursday, an open door into the mill's main building let its musty smell into the open air. Archaeologists will use backhoes, shovels and trowels to probe the mill and silos. They'll start the digging at the southeastern corner of the Mill Avenue and Rio Salado Parkway.

Using old fire insurance maps as their guide, a team of eight people will search for a two-story adobe jail. Team members will keep an especially careful look out for the structure's outhouse, or whatever is left of it.

It sounds strange, said Bob Stokes, who is in charge of the project's field work, but the garbage and trash tossed into the privy's hole might tell the archaeologists the most about what people ate, bought and used during that time period.

"It's not only a bathroom, it's a convenient trash can," Stokes said. "We might be able to learn what the inmates were eating, the kinds of utensils they were given . . . whether they got poorer cuts of meat, vs. better cuts of meat, or if there are few bones, if they got very little meat at all."

Archaeologists can also use the remains to do a micro-botanical analysis. It will tell them about the health of people during that time to see if they had parasites and if they were treated, Stokes said.

The archaeologists will remove strips of concrete around and between the other sides of the mill building to search for other artifacts and building remains. But while doing so, the team will take special care to keep its digging away from the buildings so the mill and silos will stay structurally sound for renovation.

This "exploratory" or "testing" digging phase will last five or six weeks. This phase will determine if there is more detailed work to be done, Stokes said. If something worth digging up is found, "large-scale excavations" would start in the fall, but it hinges on what, if anything, is found initially.

The $340,000 archaeological investigation is being paid for by a grant from the Salt River Pima-Maricopa Indian Community from casino profits. Staff support is coming from the city, the Tempe Historical Museum, and the Tempe Historic Preservation Office.

--don

[loftlovr]

Hayden Ferry Lakeside development pics-
Actually pulled over on the side of the freeway to take these!

[Don B.]

^ You are insane.

--don

[oliveurban]

Originally Posted by loftlovr

Hayden Ferry Lakeside development pics-
Actually pulled over on the side of the freeway to take these!

No kidding.

Can we get you to pull over on the I-17 South to I-10 East on-ramp while you're at it, too?

[combusean]

Whole Foods grocery to be part of Cosmo condo project

Katie Nelson
The Arizona Republic
May. 23, 2006 01:03 PM

Downtown Tempe residents are finally getting their wish: A full-service grocery store is coming.

Whole Foods has signed a 20-year to operate in downtown Tempe. The two-story store will be part of the Cosmopolitan building, a mixed-use project at University Drive and Ash Avenue.

The area has lacked a large-scale food store since an IGA closed in 2000. Residents have been asking for a replacement ever since.

Residents have pulled for more shops and stores that would make downtown more livable, not just a place to visit. But the grocery store will come with a price.

The Cosmopolitan building was initially pitched at 16 stories. That height, which would put condominiums 207 feet into the sky, didn't sit well with many who worried the new condos would be overlooking their yards, not to mention the additional residents clogging already congested streets.

And the project's height may inch higher.

About 15 people attended a community meeting Monday night. There, Charles Huellmantel, an attorney for the project's backer, Kowallis, Mackey & LeMar Development, showed neighbors a series of updated renderings.

He explained that the developer wants to add more height - an additional 28 feet.

The building needs more space because the grocery store would be larger than initially planned, Huellmantel said. Costs also came into play.

"Like all the other buildings in town, it has become much more expensive to build. Prices have gone through the roof," he said, pushing the need to go higher, literally. As a result, the added space would also include a dozen more condo units.

The new Whole Foods is replacing another natural foods store, the Gentle Strength Cooperative, which has been in Tempe for more than 30 years. Gentle Strength is moving to the Valley Fair shopping center at Southern and Mill avenues to make room for the new condo building.

Whole Foods will carry similar products to Gentle Strength, since both specialize in natural and organic foods. Whole Foods will likely feature meat, seafood, produce, flower and baked goods departments or counters, as well an organic garden center and, potentially, a full-service restaurant.

Builders will likely break ground on the Cosmopolitan building in early 2007, Huellmantel said Monday night.

[Upward]

Originally Posted by camelback_road

No kidding.

Can we get you to pull over on the I-17 South to I-10 East on-ramp while you're at it, too?

How about the 10 east to 17 north (one of the high flyovers)?

[loftlovr]

SHEA/TRIYAR CAPITAL VENTURE PLANNING $400 MILLION MIXED-USE PROJECT IN TEMPE

Tempe – A venture formed by Jim Riggs of Shea Commercial and Tony Wall of 3W Cos., both of Scottsdale, and TriYar Capital in Phoenix (Steven Yari, Shawn Yari, Bob Agahi, principals), plans to develop a 1.5 million-square-foot mixed-use project at the northwest corner of University Drive and Forest Avenue in Tempe. University Square Investors, formed by Riggs, Wall, et al., paid just under $24.5 million to assemble the 3.219-acre site. A trust and a company formed by Sidney Joseph of Tempe were the sellers of most of the site in two deals totaling just over $23 million. Biltmore Management Inc. of Tempe (William Was, Jr., principal) was the seller of a small parcel for just over $1.39 million. The planned development, which will require a PAD overlay from Tempe, includes a 30-story hotel/condominium tower, a 26-story condominium building and a 12-story office structure. In all, plans on file in Tempe call for 490 residential units, 300 hotel rooms, 256,000 sq. ft. of office space and 49,000 sq. ft. of retail. No comment coming from any of the venture partners in the planned $400 million development. The site for the proposed project is bounded on the north by 7th Street, on the south by University Drive, on the east by Forest and on the west by Myrtle Avenue. Existing buildings on the site include several retail and restaurant businesses and three former single-family homes that are being used for retail purposes. All of the structures, located just east of Mill Avenue, would be razed for the new development. The venture has filed for zoning approval and could obtain the necessary entitlement by June, according to representatives in Tempe’s planning department. Shea Commercial, 3W Cos. and TriYar have extensive experience as developers in the Valley. Shea has developed numerous office condominium complexes in the Phoenix area and has a few residential condominium projects in the works. TriYar has developed residential and retail projects and is under construction on a W Hotel and upscale condos east of Scottsdale Road and south of Camelback Road in Scottsdale. Wall has developed office and retail space in the Valley. Find out more from Riggs at (480) 451-9077. Contact Wall at (480) 361-6054. Talk to the Yaris and Agahi at (602) 748-8888.

[plinko]

^Does that mean no more Mama's Pizzeria?

[Carter]

I saw a sign for the zoning meeting as I walked to work this morning and was wondering what this project was. Thanks for the info!

[Azndragon837]

Originally Posted by plinko

^Does that mean no more Mama's Pizzeria?

Mama's Pizzeria left its building last year, now occupied by Lorenzo's Pizza. Yes, this means that:

-Lorenzo's Pizza

-The Arches Plaza (which includes Subway, Alphagraphics, India Bistro, Mai Island Grill, the Pita Pit, Tempe Bicycle and Dave's Hot Dogs...all yummy food)

-The Buildings on both sides of Forest that contain: Wet Paint Art Supply, E-Ba Cafe, and the HQ Smoke Shop

....will be gone.

The developers better include a ton of retail spaces to supplement the lost retail and restaurants. Wet Paint Art Supply provides most of the Architecture Students the materials needed for studio (I used to shop there all the time when I was in the Architecture program). Mai Island Grill is an excellent Hawaiian eatery, and so is India Bistro, a lovely Indian Buffet that is moderately priced. Remember, this project (which is very likely) is right across the street from the ASU Architecture Building.

-Andrew