Tempe Development Thread

[DevilsRider]

Photo post #3.

University House Phase 2. For some reason, I thought the expansion would be a few stories shorter than the original. This is definitely not the case. Despite the horrendous paint job and the inconsistent balcony distribution on the original (likely to be matched on the new one), the density brought by these buildings is incredible. And as you'll see a little further down, the view from Postino (and probably from the ASU building across the way) is made more urban because of this addition.


Postino and Snooze (The Annex). Okay, so Snooze hasn't opened yet, but it looks like the patio space will be similar. Very lush and green! I think this is one of the most impressive, well thought developments I've seen in Tempe. Sitting outdoors in Postino, you absolutely can't tell you're in a auto-oriented desert suburb city. It's just so enjoyable.

[PHXFlyer11]

Thanks for all the pictures! I would think that SALT would use a tower crane to speed efficiency in what is a pretty dense, confined space.

I really hope to see USAplace start in January. I thought it was supposed to be Dec, but the last article i could find said it would be a early 2015 groundbreaking. Tempe really needs the diversity that projects like StateFarm and USAplace bring. High income jobs and luxury hotel rooms.

I wonder what the next major project that we see announced will be...

[DevilsRider]

Photo post #4. This is the last one for Tempe. I took a couple pics of the hotel at Riverview; those will go in the Southeast Developments thread.

The Graduate/Normal Diner. I was having a really tough time getting photos of this one with the lighting. It definitely looks college-y and kind of retro, but I like it. Normal Diner doesn't seem to have signage, and it looks like there is a bar in the hotel being advertised as well. Terrace/Lemon. Wow, the street presence at the corner is AWESOME. Another fairly dense development. It appears, too, that they're going to at least partially wrap the garage.


AltaTempe (University/Dorsey) and The Mission @ Minder Binder. Alta is much larger than I realized from the renderings. I mean, look at the space it takes up. I sort of wish that they had built a garage and wrapped the back-area units around it instead of doing a surface lot and ground-floor individual unit garages (which is what it appears to be). I imagine, though, that the financials of that just didn't make sense given the location. The frontage on University AND Dorsey both look good, though. Personally, I'm not a fan of how The Mission looks, but it is definitely true to its southwest roots, and looks much better than what was there before.

[Jjs5056]

Thank you so much!

Some thoughts:
1) The Yard: the high fencing is a disappointment, as is the fact that it looks like most of the entrances are facing the parking lot; ruins any chance of future development hugging up against it, though I know we are a ways off. Also looks like they chopped off a pretty good portion of the building to create the lot (am I right that there is another huge lot on the north side, as well?); I wish they had found a way to incorporate it and/or add another business or two. Lastly, I hope that they aren't complete with the landscaping -- from your last photo, their portion of the University > Lakefront pedestrian path looks really weak.

Overall, great development for downtown, but just a couple minor design flaws from making it perfect.

2) Residences on Farmer: Perhaps the reason the height is nearly identical is that the ground level will feature retail whereas Encore was one-use? Just a guess. Looks nice, but hopefully the facade differentiates it just a bit so it isn't identical. It isn't meant to go all the way to University; is there enough room left for another development do you think? I would hope the lots were divided properly to ensure something else can be built; IIRC, the corner was where a mixed use project incorporating a library branch was to go.

3) Hanover - glad to see the garage has been covered up so well. I'll always be disappointed in the design, height, and lack of retail facing W6 and/or 5th, though. Did you notice if there were indeed walkups to the ground level units? That would be its only saving grace.

4) Marina Heights - looks freakin' awesome! I wish ALL lakefront development was done so well. Such a great plan with the buildings hugging Rio and the retail plazas out on the lakefront. Hopefully, the glass doesn't end up looking dated, but right now, it looks pretty cool IMO.

5) ARGO/Skywater - It's too bad ownership changed hands halfway through. I have a feeling that is to blame for the timing issues and the design changes. The fins look terrible... I hated them in the rendering and thought they were cheesy, but I was expecting at least for them to be glass/a contrasting material. There were also cool plans for a coffee shop, food truck court, and bike shop facing Rio Salado - I think they were all scrapped. The entire thing looks really cheap.

6) Alta Tempe - Agreed that a garage wrapped by apartments would be better than the giant surface lot. Tempe and Phoenix both approve a ton of projects with designs similar to this, and I think they are a big miss for the long-term. It isn't unreasonable to think TOD could spread as far east as McClintock on University at some point. This development sacrifices a ton of principles and aside from the density and street presence, isn't really urban at all. It's essentially a superblock as there isn't any retail or walk-up units, and the huge lot and individual garages still encourage auto usage. Not a big deal for now, but I think there should be a higher standard when you see what other developments are showing is capable.

7) Lemon/Terrace - I love the presence of this project, as well as the smart use of the ground level. There will be space dedicated to classrooms/learning, as well as 1 or 2 retail spaces along the corner. It shows you don't need to have the entire floor covered in retail to integrate into a neighborhood. Place retail at prominent locations where there is a need, and find creative uses for the rest that make sense with the community, whether it's gallery space, classrooms, or even just walk-up units in purely residential areas.

8) College Ave - The Hub 2 actually has a MUCH better design due to the new ownership. I think it will look much less mismatched than the original when complete, which is why I'm glad it's so tall; it will cover the original monstrosity from at least some perspectives. Hopefully, the density will drive more of a retail presence in the vacant spaces within the area (at Hub, The Residence Inn and Municipal Garage). The Annex looks AWESOME. Someone mentioned that the retail across the street (bookstore/Subway building) was busy, too, so I don't think it should be redeveloped. But, I do hope they at least update its look a bit and get inspired by the lush patios demonstrated here. How does the paving from 7th - 6th look, as well as the courtyard next to College Commons?

[PHXFlyer11]

Originally Posted by Jjs5056

Thank you so much!

Some thoughts:
1) The Yard: the high fencing is a disappointment, as is the fact that it looks like most of the entrances are facing the parking lot; ruins any chance of future development hugging up against it, though I know we are a ways off. Also looks like they chopped off a pretty good portion of the building to create the lot (am I right that there is another huge lot on the north side, as well?); I wish they had found a way to incorporate it and/or add another business or two. Lastly, I hope that they aren't complete with the landscaping -- from your last photo, their portion of the University > Lakefront pedestrian path looks really weak.

Overall, great development for downtown, but just a couple minor design flaws from making it perfect.

I am also hoping that lot is eventually developed rather than being surface parking. It would be awesome to have a 5-6 story condo project there with ground level retail.

[Jjs5056]

Originally Posted by PHXFlyer11

Thanks for all the pictures! I would think that SALT would use a tower crane to speed efficiency in what is a pretty dense, confined space.

I really hope to see USAplace start in January. I thought it was supposed to be Dec, but the last article i could find said it would be a early 2015 groundbreaking. Tempe really needs the diversity that projects like StateFarm and USAplace bring. High income jobs and luxury hotel rooms.

I wonder what the next major project that we see announced will be...

USAPlace will happen. We'll get at least the hotel and HQ/event space out of it. There are too many parties involved, who have been wanting this to happen for so long, for it to fall apart, IMO. As I've mentioned, the only part I can see being chopped is the 'neighborhood.' IOW, there may not be a market for the residential, retail, and office space lining the interior streets. That'll be disappointing, as it's a great model I wish would set an example for future developments, but having USA Basketball in town is a huge win, as is the events/hotel that will bring additional tourism and jobs.

I don't know how many luxury hotel rooms are actually needed. I am surprised that 3 are on the table as is: Omni, Kimpton and AC Marriott. Tempe is booming, but it's still maturing and as excited as we get, there really isn't a huge downtown presence. I hope the demand is there, as all 3 are important lots and would signal a change in Tempe's dynamics overall IMO. But, I wouldn't be surprised if only the Omni and Marriott come through. Something about Rio/Mill seems pie-in-the-sky.

I think the next development to be announced will be the old University Square and M7 lots. University Square is actually on Tempe's development list as preliminary, but I can't find that document right now. Meanwhile, M7 is the last remaining piece of available Mill Ave frontage not in the proposal stage right now (since The Palms technically owns their own parking lot). They'd also fit in well with the momentum right now building in connecting Mill to College. I'm glad Rio/Mill has been announced, as even if it never happens, it's at least shown that there is a market in Tempe for building tall. Both University Square and M7 should have fairly high projects.

I hope in the meantime, some infill projects are announced in the Farmer/Ash and College Ave areas. There is so much buzz and positive momentum in developing both that I hope now is the time we see the slew of empty lots filled in. It would be really great to see the City move forward with the library on Farmer/University which would provide a neighborhood asset and also complete Farmer from Uni all the way to 6th. I also hope the completion of Block 12 becomes a priority for ASU or that they sell off the remaining parcel to a private developer, so that additional an additional tall and dense development can be built so close to College.

[DevilsRider]

There is a huge lot south of the Yard, but on the north side, the building basically bumps against 1st Street. The lot to the south is definitely prime for redevelopment. For the Residences, it appears the building only goes to just south of 7th Street, leaving a LOT of room for additional building. I couldn't really tell about walkups in Hanover; the arts festival was blocking the entire building's first floor!

The courtyard on College looks pretty nice, though it appears that people will just bake there during the summer. The paving's okay, but I'm most excited about the wider pedestrian space and the legalized "cross wherever you want to on this block" for peds.

Originally Posted by Jjs5056

Thank you so much!

Some thoughts:
1) The Yard: the high fencing is a disappointment, as is the fact that it looks like most of the entrances are facing the parking lot; ruins any chance of future development hugging up against it, though I know we are a ways off. Also looks like they chopped off a pretty good portion of the building to create the lot (am I right that there is another huge lot on the north side, as well?); I wish they had found a way to incorporate it and/or add another business or two. Lastly, I hope that they aren't complete with the landscaping -- from your last photo, their portion of the University > Lakefront pedestrian path looks really weak.

Overall, great development for downtown, but just a couple minor design flaws from making it perfect.

2) Residences on Farmer: Perhaps the reason the height is nearly identical is that the ground level will feature retail whereas Encore was one-use? Just a guess. Looks nice, but hopefully the facade differentiates it just a bit so it isn't identical. It isn't meant to go all the way to University; is there enough room left for another development do you think? I would hope the lots were divided properly to ensure something else can be built; IIRC, the corner was where a mixed use project incorporating a library branch was to go.

3) Hanover - glad to see the garage has been covered up so well. I'll always be disappointed in the design, height, and lack of retail facing W6 and/or 5th, though. Did you notice if there were indeed walkups to the ground level units? That would be its only saving grace.

4) Marina Heights - looks freakin' awesome! I wish ALL lakefront development was done so well. Such a great plan with the buildings hugging Rio and the retail plazas out on the lakefront. Hopefully, the glass doesn't end up looking dated, but right now, it looks pretty cool IMO.

5) ARGO/Skywater - It's too bad ownership changed hands halfway through. I have a feeling that is to blame for the timing issues and the design changes. The fins look terrible... I hated them in the rendering and thought they were cheesy, but I was expecting at least for them to be glass/a contrasting material. There were also cool plans for a coffee shop, food truck court, and bike shop facing Rio Salado - I think they were all scrapped. The entire thing looks really cheap.

6) Alta Tempe - Agreed that a garage wrapped by apartments would be better than the giant surface lot. Tempe and Phoenix both approve a ton of projects with designs similar to this, and I think they are a big miss for the long-term. It isn't unreasonable to think TOD could spread as far east as McClintock on University at some point. This development sacrifices a ton of principles and aside from the density and street presence, isn't really urban at all. It's essentially a superblock as there isn't any retail or walk-up units, and the huge lot and individual garages still encourage auto usage. Not a big deal for now, but I think there should be a higher standard when you see what other developments are showing is capable.

7) Lemon/Terrace - I love the presence of this project, as well as the smart use of the ground level. There will be space dedicated to classrooms/learning, as well as 1 or 2 retail spaces along the corner. It shows you don't need to have the entire floor covered in retail to integrate into a neighborhood. Place retail at prominent locations where there is a need, and find creative uses for the rest that make sense with the community, whether it's gallery space, classrooms, or even just walk-up units in purely residential areas.

8) College Ave - The Hub 2 actually has a MUCH better design due to the new ownership. I think it will look much less mismatched than the original when complete, which is why I'm glad it's so tall; it will cover the original monstrosity from at least some perspectives. Hopefully, the density will drive more of a retail presence in the vacant spaces within the area (at Hub, The Residence Inn and Municipal Garage). The Annex looks AWESOME. Someone mentioned that the retail across the street (bookstore/Subway building) was busy, too, so I don't think it should be redeveloped. But, I do hope they at least update its look a bit and get inspired by the lush patios demonstrated here. How does the paving from 7th - 6th look, as well as the courtyard next to College Commons?

[Jjs5056]

Originally Posted by DevilsRider

There is a huge lot south of the Yard, but on the north side, the building basically bumps against 1st Street. The lot to the south is definitely prime for redevelopment. For the Residences, it appears the building only goes to just south of 7th Street, leaving a LOT of room for additional building. I couldn't really tell about walkups in Hanover; the arts festival was blocking the entire building's first floor!

The courtyard on College looks pretty nice, though it appears that people will just bake there during the summer. The paving's okay, but I'm most excited about the wider pedestrian space and the legalized "cross wherever you want to on this block" for peds.

Thanks again - that's great that it bumps up against 1st; I thought that was where the valet and larger parking lot was. I'm guessing that, instead, that's where the outdoor area and private 'rooms' are? Either way, the parking lot will always remain given that it has the primary entrances for some of the businesses. But, I do hope the lot immediate south is developed soon along with any available land on Farmer. I think the height and uses of existing buildings makes total sense for the area and have seemed to do well, so it would be great to see a mix of 4-story live/work units and townhomes to the south, and ~6 story mixed use market rate apartments north, along with the mixed use library center (~6-8 stories) on the University intersection.

The vision for Farmer has also been a mix of residential uses (low, market rate, and owner-occupied) and retail (neighborhood assets and retail). I think Encore and its partner satisfy the low income needs (even if they are age restricted, too), and there are several owner-occupied developments on the west side. It was also meant as a buffer to higher construction toward Mill, so hopefully heights increase a few stories from those western projects to create the stepped effect.

Lastly, with Tempe's new policies aimed at encouraging adaptive reuse, it would be great to see the single-family homes along the south turned into shops/cafes/etc. It's a shame how dilapidated they've been allowed to become.

[PHXFlyer11]

Originally Posted by Jjs5056

USAPlace will happen. We'll get at least the hotel and HQ/event space out of it. There are too many parties involved, who have been wanting this to happen for so long, for it to fall apart, IMO. As I've mentioned, the only part I can see being chopped is the 'neighborhood.' IOW, there may not be a market for the residential, retail, and office space lining the interior streets. That'll be disappointing, as it's a great model I wish would set an example for future developments, but having USA Basketball in town is a huge win, as is the events/hotel that will bring additional tourism and jobs.

I don't know how many luxury hotel rooms are actually needed. I am surprised that 3 are on the table as is: Omni, Kimpton and AC Marriott. Tempe is booming, but it's still maturing and as excited as we get, there really isn't a huge downtown presence. I hope the demand is there, as all 3 are important lots and would signal a change in Tempe's dynamics overall IMO. But, I wouldn't be surprised if only the Omni and Marriott come through. Something about Rio/Mill seems pie-in-the-sky.

I wouldn't see the loss of the residential/office/retail as huge. I actually hope that some of the south portion of the lot is not developed and some additional towers can be built in the future on those lots.

As fro the luxury hotels, I think it's important to note that AC Marriott and the Hayden Mill hotel will be small and more boutique. Kimpton is large, as in the Omni, but I think with USAplace and Marina Heights that helps drive up demand. Also, more of the marathoners/tri-athletes, students parents, bowl game attendees can now stay in the immediate area. I believe the market will be just fine. I really don't think Tempe had enough rooms in the past and lost out to Scottsdale resorts. I continue to see Tempe as more of the destination, rather than a stop along the way.

[Spitfiredude]

Looks like there is a 150' crane at the site of dam construction. They are currently pouring concrete for foundation. I will take pics soon. The east side dam is nearly completely lowered which makes me wonder why they don't just expand the lake all the way into Mesa to create a reservoir if the west dam can handle this capacity. The water is already filling up the area below the 202 bridge and even east of it. I believe they said the dam would be 100' west of the pedestrian bridge. It looks to me that its more like 150-200' west, so maybe they changed that. Also, I think they said they would lower the bladders in Sept-Oct next year for testing, correct? So we will see the results in less than a year.

I'm moving out of W6 this month (thank god). Management seems they're trying to get their act together, but they're already a failure. My plan is to move to the Lofts on Rio Salado (a tad cheaper) and hopefully move to Hanover once completed in the summer. So hopefully we get an inside view of those apts. Speaking of Hanover, there are ground floor entrances (or at least patios). From what I see, there is an entrance on the south side of building and 2 patios, plus a parking entrance on the west most end of southside. 2 patios on the east side of the building (toward the south end). Parking and lobby entrances on the eastside in the middle. Lobby, amenities and/or possible retail on the eastside north end. Amenities/retail on east end of northside. Several patios and an entrance scattered across the rest of the northside. Several patios on westside north/central end. Maintenance block on the south end of the westside.

I think the hotels will be fine. Ultimately they're not oversized (everything has been sub-300 range), and the residential/office/event development is accompanying the hotel development. Although I would like to see the 230 W 5th St development take off!

[alexico]

makes me want to move back to tempe now!

[combusean]

I got a question: what exactly changed in the last few years that warrants a slew of new hotel rooms when Mission Palms and Twin Palms in have barely been able to stay above water in the past?

[TempeSilverFox]

Originally Posted by combusean

I got a question: what exactly changed in the last few years that warrants a slew of new hotel rooms when Mission Palms and Twin Palms in have barely been able to stay above water in the past?

I wasn't aware that the Mission Palms had been struggling? Their rates are usually on the higher side and Chase leadership from Delaware regularly stays there or at the Marriott Courtyard on Ash and 5th when they visit.

I've stayed at the new Resident's Inn on 5th and Forrest a couple of times already and the place is always busy.

Perhaps Tempe is seen as having finally got to the magic "tipping point" in terms of its desirability as a tourist destination - not just in the shadow of Scottsdale or PV.
My other thought was that the proposed hotels could also be in response to the growing corporate presence in downtown Tempe- with State Farm on the way and whatever will occupy HFL 3 and the new Monti's high rise. Like Chase, I'm sure many other companies downtown have guests from out of town and where better to house them?

ASU I'm sure is also a big draw for the hotels- what with move in week, graduations, games (fans and visiting teams) etc. And if the new Omni gets built with its convention space, that will be a draw as well (even if it is way smaller than the PHX convention center....)

I dunno, those are my thoughts...

[Jjs5056]

The Omni makes sense and fits a market need; Tempe and ASU have been wanting a hotel with sizeable event/convention space, and with the USA Basketball and other athletic events that will be held year-round at USA Place, there should be adequate demand even if the brand is pretty upscale for that part of downtown.

But, as for the others, Sean essentially echoed my thoughts in a much more succinct way.

It's just a really incredible amount of high-end hotels planned for a still-to-be-tested downtown of only about 1 square mile that already has quite a few lodging opportunities in the area. I mean, downtown Phoenix can't get a single hotel built and it has the convention center, sporting arenas, airport, etc. - if they're all built, downtown Tempe will surpass downtown Phoenix in its number of hotels. That just seems crazy. Omni and Kimpton are pretty upscale, and I imagine the Mill boutique hotel will be, as well. The AC Marriott is a step down I believe, but it all seems very ambitious for a college town. It failed the first time when dozen of hotels were proposed years ago - I hope it doesn't happen again.

I hope that's clear; it isn't that I don't WANT this to happen. I would love to see Tempe move closer and closer to becoming a more diverse city than a college town, and these hotels help in a big way. I just hope the potential demand really is there. HFL and the lake really need a hotel, the Mill project is just too important for the lake > downtown connection, Rio/Mill will bring fun heights and great density to empty lots, and USA Place is the most urban development planned for the Valley.

[dtnphx]

The main reason hotels are being built now is that hotels are HOT! Investors and banks are tripping over themselves to fund new hotel projects. Just because a market, in this case Tempe, might seem saturated, it's Valleywide events that we have here such as all the car auctions, conventions, the occasional Super Bowl, All-Star games, NCAA stuff, NASCAR, races and events that fill the rooms. Location of course is important, but to host big events, they will scatter attendees where they can.

[ASUSunDevil]

Looks like Eddie Jones is finally starting construction on his offices just west of The Yard on Wilson. Like the rest of his work, this looks awesome!

http://ww2.tempe.gov/publicbodies/Do...dio_082311.pdf

[ciweiss]

Some interesting news:
Tempe Streetcar
http://raillife.com/2014/12/metro-te...eetcar-update/

Tapacubo - restarant
http://azbigmedia.com/experience-az/...nt-opens-tempe

ASU donut shop
http://azbigmedia.com/featured/phx-a...asu-donut-shop

[Jjs5056]

Good to see The Hub/UH continue to fill up its retail.

I'm kind of confused about The Residences on Farmer; the ground level features 4 live-work units - are live/work rentals common? I have only seen them as part of condo developments... it would seem that if you are making the investment to run your business out of your home, you'd want to actually own the space, no? I also wonder how successful they'll be at filling the live/work units with the apartments being senior-only. I wonder what the median age at Encore is?

[DevilsRider]

So we get an early Christmas present with the return of a SEVENTH crane to the lakefront, this one at SALT. Counting the SALT crane, I managed to get all EIGHT Lake/Downtown cranes in one shot as well (sorry quality's not the best, but they are all there!).



It also appears that work may be starting on the site next to the marina on the north side of the lake. At least, they have signs up with a permit number (E142908), and a little heavy machinery on site. Maybe someone more savvy than me can tell us what that permit is authorizing...

[azsunsurfer]

Yes, it's for the PB Bell Apartments that was posted awhile back...5 and 3 story apartment buildings with some ground floor retail and a parking structure.