Tempe Development Thread

[muertecaza]

Originally Posted by vwwolfe

It looks like they've ditched plans for the Dam inspired water feature. It's now just a traffic circle with the canal going through it and some trees planted.

That's too bad. That was the only part I really loved about The Grand.

http://www.bizjournals.com/phoenix/n...-phase-of.html

Arizona State University and its athletic facilities district developer Catellus are finalizing plans to develop the first phase of the district on the Northwest corner of University Drive and Rural Road.

The 19-acre-plus site will be a mixed-use development with 60,000 square feet of ground-floor retail, three Class A office buildings with 450,000 square feet and a 500-unit multifamily apartment complex.

As the gateway to both Tempe and ASU, the buildings will stay in modest scale as 6- to 8-story midrise buildings.

Sources say that Catellus is close to inking a 150,000-square-foot deal with a highly-compatible technical-professional business service, but they could not reveal the name of the possible tenant.

“This is going to be a walkable development, and will set the tone and scale for the remainder of the acreage,” said John Creer, ASU vice president for real estate development. “Across the street, we see development of a hockey arena, a smaller, perhaps gymnastics arena and replacement for Wells Fargo Arena. This creates a sports district entrance to the area.”

Brian Kearney, senior development manager for Catellus, said the company has hired internationally renowned architecture firm Sasaki in Boston and Arkitekton in Phoenix to finalize the master plan for the 330-acre project area.

Business Real Estate Weekly website reported that Rinsic Residential Group, Dallas, Texas, is negotiating to develop the multifamily aspect of the site. JLL is marketing the district...

“We’re working on moving plans to the next level,” said Kearney. “Sasaki is working on the circulation and open space designs, and creating the urban design standards for the area.”

...Even though the district includes the former Karsten Golf Course and Packard baseball stadium and significant Tempe Town Lake frontage, Creer said starting at University and Rural makes sense.

“There’s nothing we have to move or demolish at that location,” said Creer. “It’s a great place in the market.”

While neither Creer nor Kearney would confirm the identity of the professional services tenant, they said that the access to ASU’s engineering school and proximity to light rail were major factors in the international firm’s decision to site its regional headquarters in the district.

[PHXFlyer11]

Originally Posted by muertecaza

That's too bad. That was the only part I really loved about The Grand.

http://www.bizjournals.com/phoenix/n...-phase-of.html

6-8 stories isn't bad if this is truly as urban as they say it will be.

[PHX31]

Originally Posted by muertecaza

http://www.bizjournals.com/phoenix/n...-phase-of.html

Interesting. I wonder if they have any kind of archaeological requirements. When I worked as an inspector on the light rail right through Tempe and along Veterans Way there were prehistoric artifacts everywhere right through there. There were even shards of old pots strewn about on the ground in plain sight behind the old frat houses (churned up when the old rail line when through last century). Anyone could just pick them up through the years if they wanted to. The archaeologists working during light rail construction even found human remains/burials through there. The first burial that was found (I was right there watching when it was uncovered during trenching activities for underground utility lines) was right on the northeast corner of McCallister/Veterans Way and University. It was the skeletal remains of a small girl/woman. Some artifacts found with the body included a small shell bracelet (a shell hollowed out in the center to make a bracelet). The archaeologist thought this was pretty important, it meant there was likely trading between the people of the Salt River Valley and others that lived closer to the sea (rocky point area maybe).

That whole part of the northern campus near the butte may have countless burials, etc. I wonder if they'll be required to have any archaeological monitoring, or if they'll come across anything on their own during construction.

[dtnphx]

Originally Posted by vwwolfe

It looks like they've ditched plans for the Dam inspired water feature. It's now just a traffic circle with the canal going through it and some trees planted.

Where's your info coming from.? They've spent millions rechanneling the canal and all the buildings are designed to face the water feature. So, because they JUST broke ground and planted a few trees, means they've abandoned the water feature? I don't buy it. On the page marked Latest it states:

Construction is underway on relocating the Grand Canal at The Grand at Papago Park Center. The first phases of construction involve relocation of the Grand Canal to create the development's centerpiece – a central water feature designed to evoke the qualities and character of Roosevelt Dam. Multi-use path improvements will also be constructued along the north and south side of the Grand Canal.

http://www.thegrandatpapagoparkcenter.com/aboutPPC.html

[vwwolfe]

Originally Posted by dtnphx

Where's your info coming from.? They've spent millions rechanneling the canal and all the buildings are designed to face the water feature. So, because they JUST broke ground and planted a few trees, means they've abandoned the water feature? I don't buy it. On the page marked Latest it states:

Construction is underway on relocating the Grand Canal at The Grand at Papago Park Center. The first phases of construction involve relocation of the Grand Canal to create the development's centerpiece – a central water feature designed to evoke the qualities and character of Roosevelt Dam. Multi-use path improvements will also be constructued along the north and south side of the Grand Canal.

http://www.thegrandatpapagoparkcenter.com/aboutPPC.html

I've been on site. Trust me, they're not building it.

[plinko]

Originally Posted by PHX31

Interesting. I wonder if they have any kind of archaeological requirements. When I worked as an inspector on the light rail right through Tempe and along Veterans Way there were prehistoric artifacts everywhere right through there. There were even shards of old pots strewn about on the ground in plain sight behind the old frat houses (churned up when the old rail line when through last century). Anyone could just pick them up through the years if they wanted to. The archaeologists working during light rail construction even found human remains/burials through there. The first burial that was found (I was right there watching when it was uncovered during trenching activities for underground utility lines) was right on the northeast corner of McCallister/Veterans Way and University. It was the skeletal remains of a small girl/woman. Some artifacts found with the body included a small shell bracelet (a shell hollowed out in the center to make a bracelet). The archaeologist thought this was pretty important, it meant there was likely trading between the people of the Salt River Valley and others that lived closer to the sea (rocky point area maybe).

That whole part of the northern campus near the butte may have countless burials, etc. I wonder if they'll be required to have any archaeological monitoring, or if they'll come across anything on their own during construction.

Usually that type of requirement is set forth in their Land Use conditions of approval from the City. As I recall from a large project I did in Tempe years ago, I think we had to have both archaeological monitoring and a native american monitor with all subterranean excavation or at least have an open contract with them. It's been awhile.

[dtnphx]

Originally Posted by vwwolfe

I've been on site. Trust me, they're not building it.

Well, being onsite without confirmation from someone (which I suspect you'd let us know of) doesn't really speak to a fact. In your opinion, they're not building it. In my opinion, I'll wait for the project to play out.

[exit2lef]

Interesting development:

http://www.bizjournals.com/phoenix/b...887&j=73778192

Breakfast spots in Downtown Tempe have a mixed record. NCounter and Snooze have thrived, and Matt's Big Breakfast is moving in. On the other hand, the Orange Table and Over Easy have failed there.

[PHXFlyer11]

Originally Posted by exit2lef

Interesting development:

http://www.bizjournals.com/phoenix/b...887&j=73778192

Breakfast spots in Downtown Tempe have a mixed record. NCounter and Snooze have thrived, and Matt's Big Breakfast is moving in. On the other hand, the Orange Table and Over Easy have failed there.

To me, breakfast is 90% location. Eggs, bacon, sausage and pancakes are a commodity. I think people basically go to the closest possible spot. On weekends it could be different but when people are busy during the week, it is my opinion that they won't generally travel too far for breakfast because it's not highly differentiated.

We got to the Yard alot in Tempe for lunch, but I never attempted to go to Over Easy because it was too out of the way for breakfast, and generally we do not have alot of breakfast meetings.

[exit2lef]

Originally Posted by PHXFlyer11

To me, breakfast is 90% location. Eggs, bacon, sausage and pancakes are a commodity. I think people basically go to the closest possible spot. On weekends it could be different but when people are busy during the week, it is my opinion that they won't generally travel too far for breakfast because it's not highly differentiated.

We got to the Yard alot in Tempe for lunch, but I never attempted to go to Over Easy because it was too out of the way for breakfast, and generally we do not have alot of breakfast meetings.

I think that's often true, although Matt's Big Breakfast managed to break that rule with long lines outside its original location even before the current wave of Roosevelt Row development. First Watch, on the other hand, is more of a commodity, so I would guess the chain has some research suggesting a University Drive location with high visibility will work.

[azsunsurfer]

The design for the first of the two mutlifamily sites at The Grand looks so disappointing....however we are the home of the cookie cutter house so it would make sense we should become the home of the cookie cutter "structured apartment product".....

[muertecaza]

Originally Posted by azsunsurfer

The design for the first of the two mutlifamily sites at The Grand looks so disappointing....however we are the home of the cookie cutter house so it would make sense we should become the home of the cookie cutter "structured apartment product".....

Yeah, the more I see of the Grand, the less I like it. It's just too bad, because it would have been great to build something truly transit-oriented there.

[MegaBass]

The new 74,653 square foot Student Pavilion is situated at the nexus of student activity and student traffic. It is a student-centric facility managed and operated by students with Memorial Union resident staff oversight. The hub of the building will be a new event space, which will provide the venue for guest lecturers, musical shows, comedy acts, and student productions with seating for 1,200. The event space will also include movable partitions to allow subdivision of the space into three smaller event/meeting rooms. The second floor will house office space for student government and student organizations, university classrooms and other academic functions will be located on the third floor. The goal for the Student Pavilion is to be a Net Zero Energy Building; a showcase of the University’s goals for Climate Net Neutrality and sustainable building systems. (CFO ASU)

ASU Student Pavilion will open for Fall 2017 on former Undergraduate Academic Services Building lot c/o ASU News

Also

Gammage Auditorium Rehabilitation: The proposed project will add new and renovate existing restroom facilities and add two new elevators to Gammage Auditorium. Disability access to other levels of Gammage will also be addressed in this scope of work. The addition of 120 bathroom stalls will
bring the restroom fixture count to current standards. The addition of two elevators will support the increase in restroom accesses and to accessibility issues. Existing restrooms will be renovated with budget permitting.

[RichTempe]

Originally Posted by MegaBass

ASU Student Pavilion that will open for Fall 2017 on former Undergraduate Academic Services Building lot c/o ASU News

Link to the construction cam for this project:

http://oxblue.com/open/jedunn/ASUstudentpavilion

[muertecaza]

Fence is up at University Village 2.0 off Terrace. Work appears to be imminent.

[PHX31]

Originally Posted by RichTempe

Link to the construction cam for this project:

http://oxblue.com/open/jedunn/ASUstudentpavilion

I'll miss that old building it replaced. It wasn't spectacular or even a great old building, but it was relatively old and brick, which is slightly unique compared to all of the mid-century buildings on campus. I spent a few days in the old bike co-op.

[muertecaza]

http://www.statepress.com/article/20...ities-district

Despite recent trends of rapid expansion across the Valley, ASU is slated to grow inward with the forthcoming development of its athletic facilities district.

The district will occupy a 330-acre property owned by the University. It will be bordered by University Drive, McClintock Road, Veterans Way, Tempe Town Lake and Sun Devil Stadium, the in-progress renovation of which is included in the first phase of the development.

Despite its name, not all of the district will comprise athletic facilities; much will be leasable to private developers and business, providing income to the University to fund big-ticket renovations like that to Sun Devil Stadium without requiring a tax increase.

"When completed, the district will be a true public/private, mixed-use development," wrote ASU CFO Morgan Olsen in an email. "It will have world-class athletic and recreational venues to support ASU’s mission, public parks and walking promenades to encourage public access, and private sector multi-family housing, class A office, retail and hotel developments."

...Olsen wrote that he expects to see construction on private office and residential space to begin within 12 to 18 months.

"The goal for the district is to provide a long-term, predictable funding stream for athletic and student venues while enhancing the local economy with projects and tenant activities that will attract jobs to downtown Tempe, all while enhancing the Downtown Tempe/ASU Tempe Campus area for working, studying and living," Olsen wrote.

Much of the land contained within the district is either unoccupied or parking space; Olsen wrote that facilities within the development area will be replaced or moved as part of the buildout plan.

The development will likely be completed within 20 years, according to ASU's website.

The project's master developer is Catellus Development Corporation, which specializes in large-scale, mixed-use developments often formed through public-private partnerships, as is the case with the new district...

"It was important for the university to select a developer with experience in complex, long-term public sector land developments, the capital required to develop the entire district and a reputation that will attract world-class developers and users," Olsen wrote. "Catellus uniquely brings all three. For the past 32 years, they have successfully developed similar projects throughout the country."

Catellus will fund the project's infrastructure, while private developers will fund commercial space.

The city of Tempe itself has little jurisdiction in this development, though it will undoubtedly affect the city's central area.

"ASU is the main economic driver of this city," said Tempe city councilwoman Lauren Kuby. "The development will help cement the relationship between the University and the city."

Although the University has essentially free reign in this project, Kuby said it is possible that the city may help the development through incentives like tax abatement in certain areas.

Kuby said that ASU's reputation for innovation make the University a brilliant collaborator for the city, though she is aware that a project of this scale will cause headaches — things like increased traffic, congestion and reduced parking space.

That said, she is excited about the district's commitment to sustainability boosting the city's environmental reputation.

Details for how the district will encourage sustainability are not yet available, though according to the University's website, it will offer green design and infrastructure and reduce dependence on automobiles through public transport and bicycle accessibility.

This type of development is necessary as the city has nowhere to go but inward, said Tempe councilman Kolby Granville.

"Tempe is a landlocked city, so the only development we're ever going to get is infill," he said. "We have a clear vision of where development would go and where it wouldn't. Density makes more money for (ASU)."

Like Kuby, Granville is concerned about the effects the development will have on traffic.

"Rural will become a 25 or 35 mile-per-hour street," he said.

He said he might prefer developments that are more directly beneficial to ASU students and the Tempe community at large, but that the University has control over this development and likely knows what is best to help its growth.

[combusean]

"Rural will become a 25 or 35 mile-per-hour street," he said.

God forbid speeds are reduced in an area where there is a high concentration of pedestrians. This should have been done already.

[poconoboy61]

Originally Posted by combusean

God forbid speeds are reduced in an area where there is a high concentration of pedestrians. This should have been done already.

Agreed. I don't know why all one mile arterials in the Phoenix grid have to function as 35-50 MPH (realistically 45-70+ MPH) mini-freeways. Narrow streets, add bike lanes, install speed tables and put in street parking to create street friction and to reduce the amount of parking every development has to provide.

[MegaBass]

The Motley, a 399-unit complex off Apache Boulevard h/t Suntec Concrete