Tempe Development Thread

[PHXFlyer11]

Originally Posted by muertecaza

DRC packet on Farmer Arts Parcel 2 (the office/garage north of 5th):

http://www.tempe.gov/home/showdocument?id=39278

And for Farmer Arts Parcel 1 (apartments at Farmer/Uni):

http://www.tempe.gov/home/showdocument?id=39282

Looks like both were approved. Hopefully we see these and some of the towers that were approved in the last year finally start to break ground. One Hundred Mill is realllyyy dragging ass. So is 7th St Mixed at this point.

[Jjs5056]

Originally Posted by PHXFlyer11

Looks like both were approved. Hopefully we see these and some of the towers that were approved in the last year finally start to break ground. One Hundred Mill is realllyyy dragging ass. So is 7th St Mixed at this point.

Yea, I am about ready to say 100 Mill is a no-go, unfortunately. The developer has little-to-no experience and with Kimpton signed on for months now, what could possibly be the hold up? With the Omni dead and Hayden Flour Mill essentially not happening, Kimpton was the last upscale boutique/lifestyle brand hotel planned for Mill. The designs were pretty great and heights appropriate for that gateway... disappointing.

I'd give 7S more time. Something in their proposal seemed to indicate a rather long timeline from what I remember and they haven't even been floating a brand for their hotel component. I think the City has an interest in this project going through because the garage was to include public parking (even though there is a surplus, there might be demand 20 yrs from now!). Another great project - the design, the target audience, the location... but I don't think it's doomed.

OTOH, Alliance has yet to break ground on Broadstone Lakeside, correct? And, Crescent seems to be wishy-washy on the agendas... I never understood the push for randomly making 1st Street an urban corridor, but since it has already begun taking shape, I would much rather they finish the transformation from industrial to mixed use.

[Jjs5056]

Now that I realize the original Farmer Arts Developer is still in the mix, I have to say, I think the neighborhoods did get a bit screwed with these new proposals. I had assumed the original plan died because the developers went bankrupt, but that's clearly not the case and the original plan called for heights of no greater than 8 stories, mixed-income housing, and amenities like a public library.

I'm glad downtown is getting a 13-story market rate apartment tower, but it's pretty disingenuous to RAISE the previous height cap when none of the high rises anticipated were built and to use Mosaic - dead since 2008 - as rationale in 2016. That lot is currently slated for a 6-story apartment, not ~30+. And, the crap about downtown north of 5th shaping up to be more residential is BS, and all the more reason why mixed use should have been pushed. There shouldn't be defined "residential" areas in a downtown; that's how you get suburbs - separating business from residential from shopping.

Decent design and more empty land filled... but, I think the original plan was much better for making a real livable downtown.

[exit2lef]

Crescent Rio dropped due to neighborhood opposition:

http://www.azcentral.com/story/news/...lain/81118872/

[Obadno]

Originally Posted by exit2lef

Crescent Rio dropped due to neighborhood opposition:

http://www.azcentral.com/story/news/...lain/81118872/

What the hell was the opposition?

They would rather have industrial useses than a nice apartment building?

[muertecaza]

Crescent Rio dropped due to neighborhood opposition:

http://www.azcentral.com/story/news/...lain/81118872/

Unbelievable. They've hounded this one on its density from the start. Best looking, highest quality project proposed for that area and they choose this one to take a stand on.

[CrestedSaguaro]

Originally Posted by muertecaza

Unbelievable. They've hounded this one on its density from the start. Best looking, highest quality project proposed for that area and they choose this one to take a stand on.

It's times like this when I wish cities/developers would just say "We're building it. If you don't like it, you can move. Someone else will buy your house that wants this kind of development."

Damn NIMBY's.

[azsunsurfer]

Looks like The Grand's first office building will be presented to the DRC later this month. It's going to be interesting to see them chase the same prospective tenants that Fountainhead/ Mill+Rio/ Farmer Ave/ ASU Stadium District and Playa Del Norte are all going after! Although Tempe is one of the best Class A office markets in the state, I don't see the demand strong enough to warrant all these spec office developments. Plus remember US Airways is giving up space to lease as part of their merger.

[PHXFlyer11]

Originally Posted by azsunsurfer

Looks like The Grand's first office building will be presented to the DRC later this month. It's going to be interesting to see them chase the same prospective tenants that Fountainhead/ Mill+Rio/ Farmer Ave/ ASU Stadium District and Playa Del Norte are all going after! Although Tempe is one of the best Class A office markets in the state, I don't see the demand strong enough to warrant all these spec office developments. Plus remember US Airways is giving up space to lease as part of their merger.

That's some pretty nice square footage (~200K). About the size of HFL III, if I'm not mistaken. I wonder if this if for one of the lower-rise buildings that front Washington, or one of the taller ones that front the lake.

[azsunsurfer]

Originally Posted by PHXFlyer11

That's some pretty nice square footage (~200K). About the size of HFL III, if I'm not mistaken. I wonder if this if for one of the lower-rise buildings that front Washington, or one of the taller ones that front the lake.

I thought the same thing! The site plan is not really clear but there are 2 smaller office buildings behind the 6 10 story cul-de-sac around the glorified canal. If I am not mistaken I think SRP is taking some space in the development so maybe they are using that as leverage to go vertical. There is also suppose to be a hotel/ retail and residential eventually too.

[Obadno]

ALso the 2100 RIO SALADO business park is moving along quickly, the Hotel 2 in the zoning documents is already topped out.


http://www.tempe.gov/Home/ShowDocument?id=29221

anyone got renderings for tis project?

[muertecaza]

March Construction Update: http://www.tempe.gov/home/showdocument?id=38886

Broadstone Lakeside applied for a construction permit, as did a couple smaller projects west of Mill. Tesla showroom is a go, as are Marina Heights retail buildings. 6 units on 1/3 acre in planning for Farmer/11th St. The first office building for the area east of TMP in planning.

[Jjs5056]

Meanwhile, a "Downtown Master Plan" seems to be getting pushed back further and further as great projects like Crescent are canceled or linger (7S, Rio+Mill). Papago Grand is at least on the light rail, even though its design is completely suburban, but really -- do we need rendering of anything east of McClintock? Low-rise, brick or stone veneer, and stucco. It isn't going to vary much from that.

So, 1/2 of the block on 1st Street between Farmer and Hardy will be luxury residential, while the rest will be blighted industrial leftovers? Lakefront real estate is all but gone, and with ASU encroaching upon downtown more and more - like turning College Ave into a student housing corridor - these lots are probably the last ones with any draw for non-student housing. Letting a well-known developer with a great product slip over a handful of units is really effing stupid, but not surprising.

Just looking at the project list shows that Tempe will always be ASU + Mill Ave + the Lake. The lakefront properties and ASU talent will allow it to be the hottest suburban submarket, but there just isn't the proper planning in place (or the land) for creating a true downtown vs. a typical suburban main street with some surrounding urban-ish buildings. With downtown Phoenix finally diversifying and being home to a mix of restaurants, bars, boutiques, etc. with tons of room for growth, it's really the only choice for a business or developer wanting a true live/work/play lifestyle rather than just a faux urban environment from 9-5, after which they can get in their SUV and head back to Buckeye.

[Obadno]

Originally Posted by Jjs5056

Meanwhile, a "Downtown Master Plan" seems to be getting pushed back further and further as great projects like Crescent are canceled or linger (7S, Rio+Mill). Papago Grand is at least on the light rail, even though its design is completely suburban, but really -- do we need rendering of anything east of McClintock? Low-rise, brick or stone veneer, and stucco. It isn't going to vary much from that.

So, 1/2 of the block on 1st Street between Farmer and Hardy will be luxury residential, while the rest will be blighted industrial leftovers? Lakefront real estate is all but gone, and with ASU encroaching upon downtown more and more - like turning College Ave into a student housing corridor - these lots are probably the last ones with any draw for non-student housing. Letting a well-known developer with a great product slip over a handful of units is really effing stupid, but not surprising.

Just looking at the project list shows that Tempe will always be ASU + Mill Ave + the Lake. The lakefront properties and ASU talent will allow it to be the hottest suburban submarket, but there just isn't the proper planning in place (or the land) for creating a true downtown vs. a typical suburban main street with some surrounding urban-ish buildings. With downtown Phoenix finally diversifying and being home to a mix of restaurants, bars, boutiques, etc. with tons of room for growth, it's really the only choice for a business or developer wanting a true live/work/play lifestyle rather than just a faux urban environment from 9-5, after which they can get in their SUV and head back to Buckeye.

Somebody is grumpy!

[exit2lef]

Originally Posted by Obadno

Somebody is grumpy!

You just noticed?

[Jjs5056]

Lol. Just disappointed because it seemed like it was making good, progressive choices but now it just looks like its boundaries are kind of caving in. Downtown Phoenix is doing great but won't ever have an anchor like Mill could have been to Downtown Tempe. I blame Hanover 100% - I fucking hate that project.

[Obadno]

Originally Posted by Jjs5056

Lol. Just disappointed because it seemed like it was making good, progressive choices but now it just looks like its boundaries are kind of caving in. Downtown Phoenix is doing great but won't ever have an anchor like Mill could have been to Downtown Tempe. I blame Hanover 100% - I fucking hate that project.

IDK man mill avenue is one of the best urban neighborhoods (however small it is) in the country,. we are lucky to have it. And we have Old Town, Roosevelt Row, Downtown Chandler and Downtown Gilbert all promising to be amazing urban (ish) areas in their own right.

[phoenixwillrise]

Originally Posted by Obadno

IDK man mill avenue is one of the best urban neighborhoods (however small it is) in the country,. we are lucky to have it. And we have Old Town, Roosevelt Row, Downtown Chandler and Downtown Gilbert all promising to be amazing urban (ish) areas in their own right.

There will only be a very few lots that don't have either office buildings or Condo's or Apts on them from 52nd st. along Washington and from 52nd along Van Buren available all the way from 52nd to the Tempe Bridge. Anybody pick up on that? The only lots that are left that are seedy is that stupid Castle on Washington that pushes Porn and some crappy development at 55th and Van Buren and the old Motel 6 and the adjacent used car lot near 52nd. Nuke all of those and do some infill and those two streets, Washington and Van Buren are looking great from from 52nd St. to the Tempe Bridge. I guarantee you the Condo prices and Rents will rise on those streets when the Grand and that infill is done as the 202 Freeway is a natural barrier to the west and the Tempe Bridge and Papago Park are to the East.

[muertecaza]

New zoning signs up for "The Standard" on some of the blighted land on 7th St., just east of Mill, here:



The current owner of the land is "Tempe 7th St. LLC," the principle member of which appears to be a hedge fund. Unclear who the developer is.

Here is the zoning sign:



Details include:

• 335 dwelling units on .85 acres (density of 394 du/ac !!)
• 560 parking spots
• 362 bicycle spaces
• 295' tall
• 3,460 sq. ft. of retail

This is reading the tea leaves a little bit, but my hope is that the parking, while a lot, would indicate that it's not student housing.

Sign also says that the proposal already fits within the 2040 plan for use and density and conforms with the zoning code, so hopefully the regulatory process for this one should be quick. Neighborhood meeting is March 23, 2016 at 5:30 at Shady Park.

All in all...

[PHX31]

/\Thanks for the info!

I only wish they could scoot over to the west and take up the jack in the box and the empty lot where Long Wong's used to be.