AZRE March/April 2022

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AZRE's Academy Awards of Arizona commercial real estate spotlights the most dynamic and innovative projects of the year

Kenect Phoenix

Developer: Akara Partners Contractor: Katerra Architects: Perkins & Will (design architect), RSP Architects (AOR)


West Valley Update p. 26 | Hospitality p. 42


We are place makers that design striking buildings and deliver exciting, meaningful spaces. The Cawley Architects Team has spent their careers



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SHOUT OUTS PICOR CHARITABLE FOUNDATION PROVIDES $124,910 FOR AT-RISK YOUTH In its 27th year, the PICOR Charitable Foundation was again barred from flipping pancakes for the Tucson community by pandemic conditions, yet through the generosity of donors committed to supporting nonprofit youth programs in the region, the foundation hits its firstever six-figure milestone, bringing in $124,910. In a stunning act of generosity, the Foundation’s multiyear lead donor, the Burton Family Foundation, provided a dollar-for-dollar matching grant for all funds raised. This combined with significant donations from Schnitzer Properties and PICOR Commercial Real Estate set the pace with a myriad of contributions from clients, vendors, employees and community members to enable all funds to be donated to support programs benefiting the region’s youth in need. Despite a pancake-less event, a committee of volunteers reviewed 54 grant applications and selected 45 local nonprofits to receive 2021 grants. PCF prioritizes support for organizations with smaller budgets and an emphasis on basic needs. Recipients of 2021 grants used funds for programs providing homeless outreach, arts and educational scholarships, shoes and clothing, healthcare, therapy, hygiene necessities, and more.

SUNDT FOUNDATION DONATES $28,000 TO SOUTHERN ARIZONA CHARITIES The Sundt Foundation awarded $28,000 to eight nonprofits in the Tucson area during its current giving round. “Each of these nonprofits is doing amazing work,” says Rick Buchanan, the Sundt Foundation’s Tucson region board member. “Having the opportunity to give back to our community is something special.” Nonprofits that received grants include the Arizona Children’s Association, Arizona Friends of Foster Children Foundation, the Beyond Foundation, the Community Gardens of Tucson, Interfaith Community Services, Make Way for Books and Primavera Foundation. The Sundt Foundation awards quarterly grants to local Tucson-area charities that support disadvantaged children and families. Nonprofits are selected through an application process and reviewed by a committee of local Sundt employee-owners. 2 | March-April 2022

President and CEO: Michael Atkinson Publisher: Amy Lindsey Vice president of operations: Audrey Webb EDITORIAL Editor in chief: Michael Gossie Staff writers: Kyle Backer | Erin Thorburn Interns: Keetra Bippus | Haley Smilow Social media intern: Gabriella Herran-Romero Contributing writers: James Bond | Alex Hayes | Carrie Kelley ART Art director: Mike Mertes Design director: Bruce Andersen Marketing designer: Heather Barnhill MARKETING/EVENTS Marketing and events specialist: Lynette Carrington Digital marketing specialist: Chrissy Souders OFFICE Special projects manager: Sara Fregapane Database solutions manager: Amanda Bruno AZRE | ARIZONA COMMERCIAL REAL ESTATE Director of sales: Ann McSherry AZ BUSINESS MAGAZINE Senior account executives: David Harken | April Rice Maria Hansen AZ BUSINESS ANGELS AZ BUSINESS LEADERS Director of sales: Sheri Brown EXPERIENCE ARIZONA | PLAY BALL Director of sales: David Ealy RANKING ARIZONA Director of sales: Sheri King

AZRE: Arizona Commercial Real Estate is published bi-monthly by AZ BIG Media, 3101 N. Central Ave., Suite 1070, Phoenix, Arizona 85012, (602)277-6045. The publisher accepts no responsibility for unsolicited manuscripts, photographs or artwork. Submissions will not be returned unless accompanied by a SASE. Single copy price $3.95. Bulk rates available. ©2022 by AZ BIG Media. All rights reserved. No part of this publication may be reproduced or transmitted in any form or by any means, electronic or mechanical, including photocopying, recording or by any information storage and retrieval system, without permission in writing from AZ BIG Media.





Broker Spotlight

12 Executive Profile 14 After Hours 16 New to Market 18 Big Deals 22 Legislative Update


26 West Valley Update 30 Building Technology 34 HACI 38 Building in Indian Country


42 Hospitality Construction 47 Red Awards


On the cover:

Kenect Phoenix Developer: Akara Partners Contractor: Katerra Architects: Perkins & Will (design architect), RSP Architects (AOR) 4 | March-April 2022

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TRENDSETTERS NAIOP Arizona earns major honor


Paul Devers and Sherman Cawley

The Arizona Chapter of NAIOP, the Commercial Real Estate Development Association, was named 2022 Large Chapter of the Year at the annual Chapter Merit Awards. NAIOP Arizona also won an award for gaining the highest number of new members among the 52 chapters across the U.S. and Canada last year. NAIOP Arizona added more than 270 new members in 2021, a 13% increase. This advanced the Arizona Chapter to being fifth largest, up from seventh place, in the entire North America network. “We are grateful to our many long-term and new members who are the backbone of this association,” says NAIOP Arizona President and CEO Suzanne Kinney. “Their active involvement and tireless volunteer efforts have enabled us to perform at exceptional levels across events, mentorship, education and legislative advocacy.”

Cawley Architects is celebrating a changing of the guard, elevating co-founder Paul Devers to president. Devers will be responsible for the firm’s day-to-day architectural, administrative and corporate activities. Sherman Cawley, AIA, SIOR, founder of Cawley Architects, will continue to be actively involved, working primarily on marketing, sales and the firm’s transition plan. Cawley founded the firm in 1991 as a sole proprietor. Devers joined him as a corporate business partner in 2000. “During the past 20 years, we both have guided the firm to its present status as one of the premier architectural offices in the Valley,” Cawley says. “Over that time, Paul and I have grown the company from a small firm of only a few staff to today’s firm of 28 members and a very bright future.”

Phoenix No. 2 in U.S. for tech office leasing Phoenix ranks No. 2 in the nation for average annual growth rate in tech office leasing – a sector that is now the primary driver of the U.S. economic recovery, according to JLL’s latest research. The sector has since made solid job gains with the largest technology companies leading the way. The top 25 technology companies by market capitalization added more than 600,000 workers from 2020 to 2021. Venture 6 | March-April 2022

capital flows also reached record levels with $121 billion in funding nationwide from January through September 2021, and IPO activity achieved all-time highs during the same period. Between 2010 and 2020, Phoenix experienced a 27% average annual growth rate in U.S. tech office leasing – second only to Raleigh-Durham, which achieved a 33% growth rate.

Suzanne Kinney

Colliers has best year in its Arizona history In 2021, Colliers had the company’s most dynamic year in its Arizona history. During 2021, Colliers in Arizona completed more than 1,000 real estate transactions, assisting clients in making more than $4 billion in real estate decisions. These deals involved some of the state’s largest for the year, including the $1.2 billion refinancing for Grand Canyon University; the 1.2 million square feet leased by MLILY for its newest U.S. manufacturing facility; three different multifamily portfolio sales, each exceeding $120 million in value; the sale of the 777 building within the ASU Innovation Corridor; and working with CapRock Partners in the development of Arizona’s largest ever spec industrial development. “This is an accomplishment achieved through teamwork and broad platform coordination," says Bob Mulhern, senior managing director of Colliers in Arizona.

Bob Mulhern

ABI paves way for downtown development ABI Multifamily brokered the $4.1 million sale of The Phoenix on Willetta, a 1.95-acre parcel located at 102 E. Willetta St., Phoenix. ABI Multifamily’s Patrick Burch and ABI’s Phoenix-based Institutional Apartment Group of Alon Shnitzer, Rue Bax, Eddie Chang and Doug Lazovick represented the seller. The land offers a prime development opportunity in the heart of Downtown Phoenix.

Northmarq starts year off right After a record-setting 2021, Northmarq Phoenix’s investment sales team of Trevor Koskovich, Bill Hahn, Jesse Hudson and Ryan Boyle started 2022 strong with the $51 million sale of Cove on 44th in Phoenix. NorthMarq’s debt and equity team also secured financing for Tide Equities to purchase the property with a $46.2 million loan.

CBRE opens doors in CRE Project Destined’s Historically Black Colleges and Universities (HBCU) Bridge Program, sponsored by CBRE, connects students with CBRE leaders and exposes them to industry career paths. At least 100 students from select HBCUs will receive scholarships to participate in the program each year, starting this spring. Leaders from select HBCUs will serve as academic advisors to help facilitate student participation.

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JLL is leasing The Beam on Farmer The Beam on Farmer, a Class A office projects in the heart of downtown Tempe, celebrated its topping out in February. “The Beam on Farmer sits in the most sought-after office submarket in the Valley,” says JLL Managing Director Ryan Timpani, who serves as the project’s exclusive leasing broker along with JLL Managing Director Mark Gustin. “The project’s cross-laminated timber construction profile will be the first of its kind in the Valley.”

The Beam on Farmer




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TRENDSETTERS Andrea Davis celebrates 10 years with a rebranding

PHOENIX INDUSTRIAL MARKET SETS ALL-TIME RECORDS The Metro Phoenix industrial market set a series of records in 2021, making it the most active year in the area’s history, according to a report from Colliers. Net absorption in 2021 was 80% higher than 2020, construction levels hit a historic peak in fourth quarter, and vacancy rates dropped to their lowest levels ever in the final months of the year. In addition,

investment sales reached their historic high level during fourth quarter. During 2021, the Metro Phoenix industrial market posted 24 million square feet of net absorption, nearly doubling the amount recorded in 2020 (13.4 million). Fourth quarter marked the seventh consecutive quarter of net absorption greater than two million square feet.

Beginning a new chapter for her company and celebrating its 10th anniversary, Andrea Davis announced a rebranded full-service commercial real estate firm, Davis Commercial AZ. Formerly Andrea Davis CRE, the rebrand also includes a new website and move to a new office at 8160 E. Butherus Drive, in Scottsdale. “While our brand identity has changed, our mission to help clients realize their commercial real estate vision remains the same,” says Andrea Davis, CCIM, Principal of Davis Commercial AZ. “As we move into our next chapter, we will continue to develop strong relationships built on trust and communication while working on our clients’ behalf to secure all possible incentives in the marketplace."


After only four years in business, the asphalt mixing company Solterra Materials (a sister company to Sunland Asphalt) has already exceeded $40 million in annual sales, created a partnership with Arizona State University, company President Pat Weaver was appointed as the Western and Pacific Region vice chair for the board of directors of the National Asphalt Paving Association (NAPA) and their forward-thinking earth-friendly initiatives have also spurred a design and research laboratory, which will be opening soon. “We surpassed our five-year goal in year two, have grown to three asphalt plants in the greater Phoenix area and with only 26 employees have done more than we ever imagined at this stage of the game,” Weaver says. The company’s unique approach to workforce development has also allowed the company to grow with ease, while other businesses are struggling to find help. “We currently have two job openings and 40 qualified applicants,” says Weaver. “It’s been a blessing to be in this position, especially amidst the pandemic, and we are only going to grow more with the opening of our new lab.” 10 | March-April 2022

Andrea Davis


A TRUE GROUNDBREAKER Here’s how Larry Lazarus has helped shape Phoenix’s landscape By KYLE BACKER


hroughout Larry Lazarus’ career as a land use attorney, he has nurtured a critical skill for his occupation — consensus building. It is necessary to balance the desires of the client and other stakeholders, he says, “Because if you just come in as an advocate without being a person who wants to realize a resolution through benefits to both sides, then I think you might as well be a litigator. Don’t be a zoning attorney.” For Lazarus, principal at Lazarus & Silvyn, he honed this talent to create positive solutions as a neighborhood activist after moving to Phoenix in 1973. He purchased a house near 32nd Street and Shea Boulevard, but was frustrated by the lack of services in his community. “I realized that we lived in an area of the City of Phoenix that was called Paradise Valley, but it wasn’t in the Town of Paradise Valley. We were on the other side of the mountain,” he recalls. “The amount of time it took

12 | March-April 2022

for the fire department to come was inadequate for safety purposes, we didn’t have libraries, we didn’t have anything. We only had a two-lane roadway that was clogged going downtown because it was the only place of employment. There was nothing up there except residential.” Having been involved in politics in college, Lazarus decided to join with neighbors to organize the Paradise Valley Community Council, something he compares to a New England town hall. “We took the precincts in that area and we had our own form of elections. I was elected chairman,” he says. “The idea was to lobby for all these things that we didn’t have. And that’s when I met Margaret Hance.” Hance was the mayor of Phoenix at the time, and one of the two mentors Lazarus says had a great influence on him. “Maggie was a tough cookie who told you like it was. And when I came down

to complain to her, she said, ‘You don’t understand. You want us to provide all these services, and yet there are no tax dollars coming from your area. You have to start thinking of a community that is balanced, not a community that is just taking.’” During this same period, the Paradise Valley Mall was in the works, and many of the nearby residents who wanted to maintain a quiet bedroom community were against it. Taking Hance’s advice to heart, Lazarus began seeking ways to marshal support around the mall’s construction and ensure nearby residents’ concerns were heard. This effort led him to talk with the second mentor who impacted his career, Rusty Lyon, then-CEO of Westcor. “Rusty showed me how to listen first, speak second. And not just listen, but hear, and try to understand where people are coming from, even if they don’t agree with you. He taught me that this is the magic that builds consensus, and that reputation will

LEGAL GIANT: Larry Lazarus is principal at Lazarus & Silvyn, which is celebrating its 10th anniversary as one of Arizona’s most influential land use, land planning, and commercial real estate law firms. (Photo by Bruce Andersen, AZ Big Media)

carry you through the toughest projects,” Lazarus says. “I ended up putting in literally hundreds of hours of negotiation with Rusty and various other people in Westcor talking about how we can develop this mall in a way that would be beneficial to the community.” Lazarus describes the benefits he touted would sprout from the mall’s construction — having department stores nearby, tax dollar generation, and opportunities for libraries and bus stops. “We were able to lobby for things along with this development. The mall got built and it was a boom for the community,” he says. It wasn’t long before even ardent detractors came around to the upsides

of Paradise Valley Mall’s construction. Lazarus recalls seeing one of the project’s fiercest opponents at the mall after she swore never to step foot on the property. When he approached her, he says, “she shrugged and said, ‘It is what it is.’” Not too long after, Lazarus was given another opportunity to impact Phoenix’s landscape. A general plan was coming together that would provide more direction for the city’s future growth. Up until that point, according to Lazarus, Phoenix’s general plan was essentially a zoning map instead of a forward-looking document. After a summit where various options for organizing development were deliberated, a plan using a system of villages within the city was chosen. “The idea,” Lazarus explains, “was that there would be cores, gradients and peripheries in the villages. The core would be the major area of a city where most of the activities were. As you moved away from the core, the densities got less and less, until you hit the peripheries which

were oftentimes determined by canals, major streets or mountain preserves.” There was a backlash, however, because the plan was sponsored by Westcor and the proposed cores were often centered around regional shopping centers — the same type that Westcor developed. The plan was tabled as a result. “About a year later, we started the program again. We formed committees on topics such as public buildings, parks, transportation, the arts and land use,” Lazarus says. “That’s when Margaret said, ‘You chaired the public building group last go around; will you chair the whole thing?’ I agreed, and that’s when things really took off.” As chairman of the entire effort, Lazarus met with organizations across the city selling the idea of what was becoming known as the Village Concept Plan. The process of engaging every corner of the community paid off. “By the time we were ready to take the plan for a public hearing, it passed with no opposition,” he notes. “We did our homework.” Putting in the work is a common theme when looking at Lazarus’ illustrious career. Not content with simply attending to the everyday demands of his practice, he’s consistently been involved in a slew of organizations such as the Phoenix Community Alliance, Greater Phoenix Leadership and the Anti-Defamation League — the latter of which awarded Lazarus with the Leaders of Distinction and Torch of Liberty awards. “I just believe very strongly in giving back,” Lazarus says. “I ask the people I hire to not only show me the hours that they’re working on business, but hours they’re working in the community that has nothing to do with the business. I think that you’re better off being a whole person when you have interests outside of just what you do to make money.” On the topic of retirement, Lazarus concludes, “First of all, I’d drive my wife crazy. Secondly, you got to have purpose. If you don’t enjoy what you do, then I understand why you would retire. But there’s so much yet to be accomplished. If you’re still involved in public policy and in the community like I am, you see what’s coming. And I want to be part of that.” 13


LEGAL EAGLE Here’s how Patrick MacQueen’s stellar golf game complements his successful real estate law practice By ERIN THORBURN


hen a golfer shoots three shots below par on a single hole, it’s known as the “double eagle” (sometimes also known as an “albatross”) — and it’s an extremely rare occurrence. It’s also an achievement Patrick MacQueen, co-founder of MacQueen & Gottlieb, is proud to have accomplished. But, while he appreciates this victory, he also remains humble about his golf game. “People have asked me in the past, ‘How many holes-in-one have you had?’” MacQueen says, “And I explain, ‘Well, I don’t have any, but I have a double eagle.’ And people respond with ‘What’s that?’ Or, ‘That’s not that big of a deal.’ But, if you look at the odds, getting a double eagle is much rarer than a hole in one.” If you’re wondering exactly how rare, the odds of scoring a double eagle is approximately 6 million to 1 compared with 5,000 to 1 for a hole-in-one (as a low-handicapper). For MacQueen, who actually recorded his first hole in one earlier this year, the game of golf isn’t so much about recording aces and birdies as it is about doing something he loves, carrying on a family tradition and satisfying his competitive side. “I saw my dad play golf, and he wasn’t competitive at all,” MacQueen

14 | March-April 2022

says, “But, I also saw my grandfather play and he was competitive. Playing with them was an opportunity to get out there and check it out.” It didn’t take long for MacQueen to adopt his grandfather’s competitive nature, and by age 13 he, too, was playing golf competitively. Something he has now passed along to his two young boys (ages 6 and 8, one of whom played a tournament at Pinehurst last summer). “What I really like seeing is that my kids are fearless,” MacQueen says. “I get on a tee box and I see a trap and I’m like, ‘I got to hit it over there.’ And my boys come back with, ‘Just hit it over the trap, Dad,’ or, ‘Hit it over the water; who cares?’” Fearlessness is something MacQueen has also come to appreciate in his own life — on and off the fairway. “I don’t really fear anything on the golf course,” he says, attributing his confidence largely in part to the demands of his profession.

DRIVE FOR SUCCESS: Patrick MacQueen, co-founder of MacQueen & Gottlieb, is the back-to-back club champion at Whirlwind Golf Course. (Provided photo)

“I actually think being an attorney makes me a better golfer,” MacQueen explains. “There’s a lot of pressure in real estate law. You want to do well for your clients. You want to perform at a high level if you’re going to court. And that type of pressure translates well onto the golf course.” Another parallel that MacQueen identifies between his putting and professional lives is the value of continued learning and eventual mastery. “If you want to be good at either one of them — your job or golf — you have to master the fundamentals,” says MacQueen, who hopes to take trip overseas to play golf at St. Andrews in Scotland. “And to me, that’s getting in your repetitions, getting in your practice and learning from others.”

Mike has almost 40 years of experience as a construction lawyer in Arizona assisting property owners, general contractors, subcontractors, material suppliers and design professionalsin drafting and negotiating construction contracts and navigating the various disputes that may arise during the course of a project including payment issues, liens, workmanship issues, delays, and Registrar of Contractor complaints. Mike will provide excellent counsel and guidance and act as your advocate. Contact him today at or 602-234-9905 Burch & Cracchiolo, P.A. 1850 N. Central Avenue, Suite 1700 Phoenix, Arizona 85004

Construction Law

Michael S. Dulberg, Shareholder








MULTIFAMILY A MULTIFAMILY HOUSING DEVELOPMENT AT CITY NORTH MASTER DEVELOPER: Crown Realty GENERAL CONTRACTOR: Greystar ARCHITECT: Todd + Associates INTERIOR DESIGNER: Lawrence Lake Interiors COST: $93 million LOCATION: Near Desert Ridge Marketplace COMPLETION: Pre-leasing is expected to begin in winter 2022 NOTE: A formal name for the development will be announced as construction progresses

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INDUSTRIAL B THE HUB @ 202 DEVELOPER: Wharton Industrial ARCHITECT: Ware Malcom FINANCING: MSD Partners SIZE: 1.5 million SF LOCATION: Northwest corner of Sossaman and Warner roads in Mesa. START: Second quarter of 2022

INDUSTRIAL C CONVERGE LOGISTICS CENTER DEVELOPER: ViaWest Group GENERAL CONTRACTOR: Willmeng Construction ARCHITECT: Butler Design Group ENGINEER: Kimley-Horn SIZE: 512,710 SF LOCATION: The property borders the I-10 freeway and is 0.4 miles from Chandler Road/I-10 interchange. COMPLETION: First quarter of 2023




HEALTHCARE D REUNION REHABILITATION HOSPITAL DEVELOPER: America Development & Investments GENERAL CONTRACTOR: Adolfson & Peterson Construction ARCHITECT: Callaway Architecture SIZE: 49,000 SF LOCATION: 13451 N. 94th Dr., Peoria COMPLETION: Fourth quarter of 2022

MULTIFAMILY E RAINTREE MULTIFAMILY DEVELOPER: High Street Residential and JV Partner PGIM Real Estate GENERAL CONTRACTOR: Weitz Company ARCHITECT: ESG Architects SIZE: 192 units LOCATION: Northsight Boulevard and 87th Street in Scottsdale BROKER: CBRE START: January 2022 NOTE: A formal name for the development will be announced as construction progresses



Daring redevelopment $750 million investment will breathe new life into Metrocenter Mall area By KYLE BACKER


n Sept. 30, 1973, the Arizona Republic hailed the opening of Metrocenter Mall’s first stores, calling it “Arizona’s most daring retail development to date.” In the decades following, Metrocenter became a cultural touchstone for a generation of young Phoenicians, who mingled while cruising the loop around the mall or skating the indoor ice rink. Some lucky mallgoers even got to be extras in 1989’s “Bill and Ted’s Excellent Adventure.” After 47 years of operation, Metrocenter shut its doors for the final time on June 30, 2020, amid a pandemic and after efforts to revitalize the mall fell short. But, like the namesake of the city in which it resides, new life is coming to this Phoenix landmark. Concord Wilshire Capital (CWC) and TLG Investment Partners (TLGIP) announced that they have partnered with Hines to acquire Metrocenter and plan to invest approximately $750 million to redevelop the property into a residential and mixed-use community. “It’s a remarkable opportunity to reimagine what was an iconic regional mall at a superior location at the time it was built but has become even more attractive as a development site with the light rail set to terminate there in 2024,” says Steve Betts, senior advisor to CWC and Hines. “With growth continuing to move to the northwest and businesses such as the Taiwanese Semiconductor Manufacturing Company bringing 8,000 jobs just 15 minutes north on the I-17, Metrocenter is now in the center of our metro.”

THE DEAL The metamorphosis of a declining mall property into a revitalized community has taken a long, winding path. In 2016, the previous owner of the mall, Carlyle Development Group, did the crucial work to make 18 | March-April 2022

this community possible — it led a rezoning effort for Metrocenter. Carlyle obtained approval from the Phoenix City Council for a planned unit development (PUD) designation, which allows the applicant “to propose the uses, development standards and design guidelines for a site, and by doing so, enter into a collaborative review process,” according to the City of Phoenix’s website. In a press release announcing Metrocenter’s redevelopment, Abdi Mahamedi, president and CEO of Carlyle Development Group, says, “We worked very hard to obtain approval for a flexible PUD that allows a high density residential and mix-use development in the Metro Phoenix market.” Still, the idea that Metrocenter could be transformed into a residential village met resistance from skeptics. Christine Mackay, community and economic development director for the City of Phoenix, told attendees of Valley Partnership’s panel discussion on Jan. 28, 2022, that she pitched the idea of a Metrocenter redevelopment to 25 different developers before a deal was inked. “There were about a dozen developers that were adamant that Metrocenter could never be redeveloped into an urban village, that it had to be industrial or it was going to fall even further into disrepair,” Mackay recalls. Betts adds that when word got out that CWC acquired Metrocenter, the company received several inquiries from folks who wanted to put industrial product on the property. “They said, ‘Absolutely not, that’s not the vision for that site.’ Surprisingly, a number of people came back saying, ‘Well, we can fit industrial into your residential urban village,’ which we again said, ‘Industrial is not going to be a compatible use to the European village feel that we want.’”

To realize the aspiration of creating a walkable urban environment, Betts notes that having the full 68 acres of the mall property was crucial. “All the Humpty Dumpty pieces are put back together again, and I have to give credit to Concord Wilshire for not only acquiring the core asset, but also the other anchors.” With all that land to work with, the plan is to build 2,600 dwelling units surrounding a town center with 100,000 square feet of service-oriented retail. Future residents will enjoy pet-friendly parks, an amphitheater, pedestrian and bicycle pathways along with other entertainment options. Existing amenities include the 150,000-square-foot Super Walmart, Harkins Theatre, Castles N’ Coasters amusement park, a public library, restaurants and the nearby Rose Mofford Park. Even with the wealth of nearby activities, Chris Anderson, senior managing director for Hines, explains that the community will be reasonably priced. “We like to call it attainable housing, so the nurse, first responder or service employee can live here just like the business owner or executive,” he says. “We will have several price points and amenities that a variety of people can enjoy.”

LIGHT RAIL In the past few months, motorists traveling I-17 have seen something novel — a metal track crossing the freeway from east to west erected over the lanes of traffic south of Peoria Avenue. This isn’t for pedestrians or a typical vehicle overpass. It is the groundwork for where the light rail will travel over the interstate and terminate in front of Metrocenter as part of the $401 million Northwest Light Rail Extension Phase II project from the City of Phoenix.

This was not always the plan, however. The light rail station was originally designed to run parallel with the I-17 east of Metro Parkway, but forwardthinking changed that. “It was the vision of former Councilwoman Thelda Williams,” Mackay recalls. “She was the one who went to the city manager and said, ‘I want that to end at my mall.’ She envisioned what was going to happen on the next iteration of that mall.” For CWC, the light rail was crucial to what Betts describes as a transit-oriented development. “It’s an opportunity

Chris Anderson

Steve Betts

to construct 2,600 units around a transit station that has access to the airport, ASU, and jobs in downtown and midtown,” he says. “People can use the light rail as their primary source of transportation and have a car for other uses. They could theoretically not have a car at all.” Even though the community has an emphasis on walkability, there will be approximately 4,100 parking spaces programmed in up to seven garage decks

Christine Mackay

Abdi Mahamedi

for use by residents, visitors and light rail park-and-ride users. While nothing has been confirmed, Betts says that there are ongoing discussions as to how to remember the legacy of Metrocenter, whether that be a small museum or by incorporating some of the mall’s architectural elements in the redevelopment. As far as a homage to “Bill and Ted’s Excellent Adventure,” Betts concludes, “I hope that would be part of the historical connection.”


Buckeye land will be rezoned Arizona Land Consulting, the Valley’s leading female-owned land consulting firm, closed on a 2,000-acre property near the Buckeye airport for $40 million. The land was originally zoned for a master-planned community called Cipriani. However, Arizona Land Consulting CEO and Founder Anita Verma-Lallian and her group of investors have plans to rezone the property for industrial use, with the hopes of developing it into a business park. Mega-multifamily sale in Gilbert 3rd Ave. Investments paid a whopping $238 million for Sahara Palms & Playa Palms Apartments in Gilbert. The 840-unit apartment complex sits on more than 40 acres on land at the southeast corner of South Country Club Drive and the US 60.

Major Mesa land deal An approximately 101-acre industrial site in Mesa at the northwest corner of Sossaman Road and Warner Road was sold for $27.5 million to an entity controlled by Wharton Industrial, with plans to develop The HUB @ 202, a master planned 1.5 million square foot industrial park.

Iconic Scottsdale restaurant sold The former Bandera restaurant, located at 3821 North Scottsdale Road in Scottsdale, has been sold. “This is an iconic building in Old Town Scottsdale and is located at one of the premier intersections within the entertainment district,” says Darren Pitts, executive vice president at Velocity Retail Group, which sold the property.

Major Chandler industrial deal ASB Real Estate Investments paid $130 million to acquire Landing 3, a 525,342-square-foot industrial park in Chandler. The complex consists of seven single-story industrial flex buildings built in 2021 on 40.33 acres of land.

Less than an acre sells for $3.7M An approximately 0.81-acre lot in Downtown Phoenix on 3rd Avenue between Filmore Street and Van Buren Street in the heart of Downtown Phoenix sold for for $3.7 million. The property was acquired from Cole Management Associates, which says the property fits all the attributes for a high-rise development.

DEALMAKER: Anita Verma-Lallian is the CEO and founder of Arizona Land Consulting.

20 | March-April 2022

Blockbuster deal in Tempe Safehold bought Rise on Apache, a 384-unit multifamily complex in Tempe, for $163 million. The 14-story building, which totals 543,872 square feet and was built in 2016, was sold by CA Ventures.

LEGISLATIVE UPDATE outages caused by recent storms produced a business focus on reliability of electricity. These bills attempt to modernize Arizona deregulation statutes, prevent selective customer acquisition, add consumer protections, and ensure reliability of the grid.

AAED’s legislative round-up

WORKFORCE DEVELOPMENT (HB 2122) Workforce challenges impact every industry. This bill would establish a continuing high school and workforce training program within the Arizona Department of Education to provide adult learners with alternative study services that lead to the issuance of a high school diploma and industryrecognized credentials.

DEVELOPER UNCERTAINTY (SB 1241) Inappropriate use of incentives for property development or business locates, violate the Gift Clause of the Arizona Constitution. However, incentives may be used if there is a public benefit. This bill reduces the amount of time someone can bring a lawsuit against a government entity for an alleged violation of the Gift Clause. The net effect will provide certainty for developers once a government approves the agreement.


he Arizona Legislature gaveled into session the second week of January. As lawmakers reach the informal halfway point in the session, the Arizona Association for Economic Development continues work on several bills that impact economic development, including:


I-10 WIDENING (SB 1239) The section of I-10 between Casa Grande and Phoenix is only two lanes in each direction. This stretch of I-10 is not only dangerous but also impedes the efficient movement of goods and people between Arizona’s largest cities. This bill, a likely budget item, appropriates $400 million for the widening of one of Arizona’s key commerce corridors.

MARICOPA TRANSPORTATION PLAN (HB 2598/SB 1356) In 2005, Maricopa County voters reauthorized a half-cent sales tax for roads, highways, and transit in the Phoenix metro area. The plan and tax sunset in 2025. These bills would allow the county to put an extension of the tax and a new regional transportation plan on the ballot for voters to consider again. 22 | March-April 2022

Carrie Kelly AAED

BUSINESS PROPERTY TAX REDUCTION (SB 1093) Arizona property taxes on business are higher when compared to surrounding states. This places Arizona at a competitive disadvantage for business locates. This bill would reduce the Class 1 (commercial) property assessment ratio from 16.0% in 2025 to 15.5% in 2026 and 15.0% in 2027. This reduction continues the downward assessment ratio momentum passed in last year’s budget.

ELECTRIC RELIABILITY (HB 2101/SB 1048) While the Texas power grid is unique compared to the rest of the nation,

The Arizona Arts Commission provides a vital service to the state of Arizona. There is a flow of federal and state dollars to the largest cities and the smallest towns through grants from the commission. The commission provides a central point of contact for artists and the creative industry in Arizona, and they catalyze economic vitality through developing statewide and local strategies to support the arts and cultural sectors in Arizona. Over the last five years, the state invested $2.8 million, and the creative industries in Arizona contributed $10.87 billion to Arizona’s economy in 2019. This bill would provide funding to the Commission and allow them to continue their work. Carrie Kelly is the executive director of the Arizona Association for Economic Development.

HB 2674: Housing by right is wrong T

he last decade has brought tremendous economic growth and prosperity to Arizona and its metropolitan areas. Lured by a supportive business climate and a highquality workforce, businesses large and small have been flocking to the desert. One need only flip through the pages of this magazine to understand the scope of recent growth and economic activity. This economic boom has had many profoundly positive impacts and has helped Arizona emerge from the pandemic with a strong tailwind. However, it has also exacerbated issues around housing affordability and availability. The recent rapid increase in home prices is not unique to Arizona, but it is uniquely acute. The Phoenix area, in particular, ranked first among all tracked major metropolitan areas with a year-overyear increase of 32.35%, according to the S&P CoreLogic Case-Schiller U.S. National Home Price Index. There are a number of factors that have contributed to this spike, ranging from supply chain constraints to an influx of new residents from pricier markets. At some point, these affordability challenges will begin to hinder our economic growth. Recently, the Arizona State Legislature jumped into the fray with HB 2674. Introduced by Reps. Steve Kaiser and Cesar Chavez, HB 2674 is a bill ostensibly aimed at reducing housing costs by eliminating zoning and other municipal regulatory barriers to housing development. However, though well intentioned, HB 2674 would trample a process that, while flawed, plays an important

Alex Hayes

Withey Morris, PLC

role in shaping the neighborhoods, towns, and communities that make Arizona desirable in the first place. It’s a chainsaw where a scalpel is required and the unintended consequences would be myriad. The bill, if passed, would create “by right housing,” drastically changing the real estate development landscape in Arizona and forever altering the way municipalities plan the growth of their communities. HB 2674 would, among other things, allow by right the construction of eight single-family dwelling units per acre and twelve two-family attached dwelling units per acre on agricultural or single-family residential zoned districts. Municipalities would be required to permit any development standards to accommodate this density. In areas designated to support multifamily, commercial, or mixed-use, the densities permitted by right would be equal to the greatest densities found within a mile of a given site. These changes alone would have a substantial impact on the look and feel of

communities across the state, with the likely result being investors snapping up single-family homes to replace them with a significantly denser housing product. The implications would be profound, impacting everything from the availability of water resources to the number of students in classrooms. What’s most alarming though is the sidelining of planning professionals and community members in the development process. Anyone even tangentially involved in real estate development likely has a story of bureaucracy-induced headaches, but the net result of municipal oversight and the processes established is cohesive, forward-thinking communities that consider the longterm needs of their residents. For now, HB 2674 has been placed on “indefinite hold” by the sponsors, but it could reemerge. If it does, it must consider the important role municipalities play in residential development. Though there is no denying that solutions are needed to increase the supply and availability, and in turn affordability, of housing in Arizona, this challenge should be met with thoughtful consideration. Alex Hayes is a land use and zoning attorney at Withey Morris, PLC. He is a skilled and highly effective communicator with broad experience developing and influencing public policy. With over a decade of political and government relations experience, Alex has a nuanced understanding of how to navigate complex regulatory environments and achieve desired results. 23 is the fastest-growing website in the nation added 310% more new users than other news websites in the United States. attracted more than 22 million page views in 2020. out-performed other news websites in Arizona by 121% in organic search results. is on pace to amass more than 36 million page views in 2021, a 68% increase in readership over 2020.

NOTE: All numbers are based on reporting from Google Analytics. Print • Digital • Events • Podcasts


The New West Valley All the ingredients are in place for the region to capitalize on a boom in development By ELINOR TUTORA


t is no shock to know that the West Valley’s industries are booming. Large companies such as Taiwan Semiconductor Manufacturing Company, KORE Energy and countless logistics companies are all making investments as people continue to move to the area rapidly. What will the new west side look like? Greater Phoenix has attracted labor because of the historically low cost of living, a good job market and eternal sunshine. The development is going beyond a place to commute to work. It is creating a place to work and live. In Maricopa County, 40% of the residents live in the West Valley, and it is expected to be home to 2.1 million people by 2030. The median household income is $75,556 in the West Valley, which is $10,000 above the national average. The median home price sits about $10,000 below the national average at $229,579. It also has a strong labor force, with 63% of West Valley residents a part of the workforce age. Rent growth in the metro area saw 22.5% rent growth well outpacing the rest of the country, according to Thomas LaSalvia, senior economist at Moody Analytics. LaSalvia explains Phoenix is one of 14 out of 82 primary metros that have had employment rates fully recover after the initial decline in March 2020. Firms in all commercial real estate development sectors — industrial, office and retail — see the advantage that the West Valley has not only in comparison

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to the state but to the nation. The construction of Loop 303 certainly opened up new potential to the west by creating easy access to land that was previously cut off from the Phoenix metro. It has acted as a foundation for developing a new section of Metro Phoenix. WESTMARC President and CEO Sintra Hoffman says, “In the West Valley, we have the talent that lives here locally and nobody wants to drive anymore, especially after the last year and a half.”

INDUSTRIAL The industrial sector is booming, with more than 25 million square feet currently under construction. “It was a phenomenal year, and markets moved extremely fast in terms of land prices, rental rates and construction cost. Material availability is an issue. 2022 looks great, but it’s definitely moving very, very quickly,” says Steven Schwarz, founding partner of the ViaWest Group. Material delays are still affecting many markets, with development being no exception. This impacts project delivery dates for current and future complexes. “I would say the users these days are needing the building sooner rather than later. And we’re now unfortunate to have a delivery of later rather than sooner because of material delays,” says Jeff Foster, vice president and market officer at Prologis. “The silver lining is that having this material delay is putting a little bit of a headwind for us and could be a good thing. So we don’t

deliver too much at once, but users need it now. They can’t wait.” While Metro Phoenix is thought to have endless space to grow, that is not the case. Pat Feeney, executive vice president at CBRE, explains they are working with two site selection companies, and both are classifying Phoenix as a constrained market. “When you talk to people from out of town, they look at an aerial photo of Phoenix and see there’s land from here to Blythe. But you’ve got to get water, sewer and electricity to it,” Feeney says. The available, developable land in the West Valley is being snatched up fast. “We all didn’t realize how spoiled we were when we were going down the 303 and tying up all the sites that had water and sewer. All of a sudden it’s almost impossible to find a site in that corridor. Now at Ryan Companies, we’re looking around the Valley looking where else we can go, and a lot of the options have infrastructure challenges,” says Josh Tracy, vice principal of real estate development at Ryan Companies. “It is going to be years potentially before we can go somewhere and do this much expansion.” Tony Lydon, managing director at JLL, explains that the metropolitan area of Phoenix is around 400 million square feet, which is small compared with a city like Dallas, which is around 1.3 billion square feet. “We’re not going there. But we’re going to move from 400 million feet to 600 million feet here in the not too distant future, and that’s just our food group,” Lydon notes. “This is a market where people want to come and live for a lot of reasons.” With large industrial complexes come jobs that need to be filled. James Murphy, president and CEO

of Willmeng, explains, “Greater Phoenix is going to suck people in from (other areas), which is how it historically addresses supply and demand labor challenges. We’re not generally coaching them to come here. We’re sucking them in with the price point.” According to the Bureau of Labor Statistics, in Arizona, transportation and material moving occupations makeup 241,750 jobs and construction and extraction occupations make up 137,490. This shows that employment from these manufacturing sites accounts for a good chunk of Arizona’s workforce. This does not include the other roles associated with these facilities. Another large industry in the West Valley along the I-10 is healthcare. According to Hoffman, 36% of all healthcare workers in Maricopa County live in the West Valley, with 48% of them living and working on the west side. The freestanding $135 million Phoenix’s Children’s Hospital being built on the Arrowhead campus in Glendale is one example of the strengthening of that

industry in the West Valley. There is development beyond industrial complexes.

INTEGRATING LIFE AND BUSINESS When touching on the integration of live, work, play, GEN 1, a part of the GSQ project in Goodyear, is a quintessential example. Located on McDowell Road

and 150th Drive, the site, with the first stage expected to be finished in June, will include the 125,000-square-foot Goodyear City Hall building, library, three-story Class A office building, with a two-acre park in the center. The development is also making history, bringing the first-ever parking garage to Goodyear.





Pat Feeney

Jeff Foster

George Getz

Sintra Hoffman

Thomas LaSalvia

Tony Lydon

James Murphy

Steven Schwarz

Josh Simon

Josh Tracy

Looking forward, the team heading up the project from Globe Corporation and CBRE are talking with a multifamily developer in order to combine a residential aspect to the site. Along with multifamily, retail will be added in the future, as well as potentially another office building to bookend the park. Just west of the site is Market at Estrella Falls, giving access to retail and dining, and just across 150th Drive to the east sits a Harkins Theater, making the site an ideal place for a city center. “This is going to be really exciting, and it’s going to really help energize the workforce that is going to be here,” says George Getz, president and co-CEO at Globe Corporation. The GSQ site also backs up to Bullard Wash Linear Park, which provides not only the aesthetics of a large green open space, but a walkable entrance to the amenities. The COVID-19 pandemic undoubtedly changed the way we work and what is needed from an office space. In the West Valley, there is only two million square feet of office space. Out of that square footage, there is only 12% vacancy, with most of it being Class B and C office space. 28 | March-April 2022

“I think the hybrid model [work from home and office] is here to stay, but I think people need to have an office,” Getz says. The office building, a part of GSQ, is currently providing office space to the west. He explains that with today’s materials constraints and the rising costs, it may be a while before there are more offices built. Along with offices, more retail is being added to support the new residents and their needs.

RETAIL Retail development has changed in the recent past. Josh Simon, founder and CEO of Simon CRE says, “indoor malls are dead.” His company completes projects across the nation, and he and his team are seeing how fruitful the Metro Phoenix market is. Village at Prasada, located on the southeast corner of Waddell Road and Loop 303 in Surprise, is a mixed-use development with phase one, 300,000 square feet, being delivered in Q3 2022. Simon says they are currently at 100% lease or letter of intent for the development. “The West Valley is hot, and people are seeing that there are people living

there and incomes to support it. Also, there’s not really another destination like this center,” Simon explains. These developments will bring large retailers, smaller boutiques, dining and entertainment to the West Valley. “People look at West Valley growth and think about Loop 303. One thing I think is really starting to happen is the infill. There are certain areas east of the stadium around 75th Avenue in Glendale where we’re seeing a homebuilder rezoning quite a few acres from industrial to single-family. You’re seeing townhomes being built and more apartments,” Simon says. “A lot of these areas inside Loop 101 will have a lot more attention spent on them, and we’re going to see a lot more growth and redevelopment in that area.” Another place in the Valley that may be getting some attention in the coming years is the Loop 202 expansion. The area has constraints, Lydon explains, zoning being one. Schwarz adds that a lot of the growth is beginning within five or so miles of the respective connections to the other highways. Foster concludes, “I think Phoenix is extremely well-positioned going forward.”


MORE THAN MEETS THE EYE No longer dusty, desolate warehouses, today’s industrial buildings are as high-tech as the industries they house By KYLE BACKER


isions of technologically enhanced buildings have stimulated the minds of futurists and creatives for decades. Disney built the House of the Future in 1957 to show awestruck visitors a glimpse of an easy life aided by modern marvels such as microwaves and dishwashers. About 40 years later, the company premiered “Smart House,” a made-for-TV movie in which a family moves into a home run by an artificial intelligence that goes haywire. What seemed like science fiction even 20 years ago is now a reality for the average consumer. Today, homeowners can see live video of whoever rang their doorbell while visiting family across the country using products such as Ring. They can utter a few words and turn on the AC unit of their backyard workshop or shut off every light in the house thanks to smart outlets connected to voice-

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activated speakers. This fusion of technology and physical space is not just limited to the home. Industrial buildings are increasingly incorporating these elements in their construction. “The concept 20 years ago was to create high-efficiency, low-cost construction projects for the purposes of warehousing or manufacturing,” explains Karim Jabal, director of technology services for Grand Canyon Development Partners. “So, you might drive by these buildings and think, ‘What’s inside? They can’t be that sophisticated, right?’” The industrial projects coming to Greater Phoenix — 27.5 million square feet is under construction in Greater Phoenix according to CBRE’s Q4 2021 market report — are not the simple concrete boxes of yore. Today’s industrial buildings are best described

as smart environments. Erik Powell, vice president at Stevens-Leinweber, notes a significant shift in the baseline capabilities of speculative facilities coming to market. “Developers have gotten so savvy that they’re building to the requirements that a company such as Amazon is going to need,” he says. “We’re starting to see the standard specifications of these larger industrial warehouse buildings being set up to handle whoever the end user is, which is new.”

THE INDUSTRIAL INTERNET OF THINGS Technology, like any tool, must serve a purpose. Developers and users aren’t magpies looking for the next shiny thing for vanity’s sake. Expenditures that stray from the status quo strategy typically focus on efficiency or

improving employees’ quality of life. Cody Phelan, partner and chief operating officer for Willmeng, notes that a majority of new industrial buildings are now air-conditioned. “The focus has moved more toward comforting employees than it was 10 or 15 years ago. It’s about retention. If an employee has a choice to spend 50 hours a week in one building with air conditioning versus one that doesn’t have it, where do think they’re going to work?” More HVAC units are being installed with monitoring systems that allow users to control the system from afar and receive real time data, according to Jabal. Rather than a static level of cooling, the conditions inside the facility can correspond with peak levels of employee occupancy and outside temperatures to ensure energy is being used efficiently. Early detection of issues can translate into significant savings. If a structure

has 16 rooftop units that handle 16 zones within the building and one is not performing well, three others in adjacent zones must overcompensate. That increases the strain on the units, hastening the need for repairs. “All this information shows up on a dashboard on someone’s iPad, phone or laptop. It might send an alert suggesting that you check out the Zone 6 air handler before it becomes a problem,” Jabal explains. This increasing connectedness of technology in industrial buildings constitutes what Jabal calls the industrial internet of things (IIoT). “The IIoT links and aggregates information from every system in the facility, such as electrical, HVAC, water usage, doors opening and closing, the time of day, outside air temperature and the logistical sequencing of how product moves in and out of the building,” he

Karim Jabal

Dave Mettler

Cody Phelan

Erik Powell 31

INDUSTRIAL TECHNOLOGY says. “It puts all that data into an intelligent control center that gives you tons of information that you can use to adjust your systems based on your business use case.” Dave Mettler, manager of construction technology for Renaissance Companies, notes that eking as much efficiency out of a building as possible is the central goal of the IIoT. Over the 50-year lifecycle of a building, approximately 30% of the total cost is spent on construction; the other 70% is spent on operations, he explains. “With all this data, you’re going deeper into how the building functions, because each item in the facility has its own associated database with it. You’re harvesting all that information that’s already there and can better manage that 70%,” Mettler says.



echnology is also offering industrial facilities greater protection. According to Jabal, it’s important for companies to safeguard not only their assets but their employees as well. Geofencing — a virtual perimeter around a physical area — provides an impressive layer of security. “Geofencing can identify anomalies through a combination of software and cameras,” Jabal notes. “Twenty years ago, you relied on the human eye to sit in front of a monitor and watch screens to look for something that was out of place. But the human mind can process only so much information.” A geofencing system can tell if a suspicious package was placed by a warehouse door and send an alert to execute the proper safety protocol. It can distinguish between a coyote running across campus and a possible intruder, so it isn’t constantly sending false alarms. “You can set the parameters digitally, so if someone approaches within five feet of the fence line, the system will send a notification. If a car is approaching too fast, it will send a warning over a loudspeaker to tell them to slow down,” Jabal says. Phelan adds, “Security requirements are getting much greater in totality. Whether it’s access to yards or into buildings, the security features are substantially more robust than they ever were. We’re putting in license plate readers and card scanners to get in and out of just about anywhere in the

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building, and each area has a different security level needed to gain access.” The problem with scannable badges, according to Jabal, is they do not authenticate who the actual user is. Someone can steal a badge and access restricted zones unencumbered. Biometric scanners, such as fingerprint or iris scanners, are one answer to verification issues. Bluetooth Low Energy devices that toggle to a phone or a tablet and authenticate the identity of a person as he or she approaches a checkpoint based on a set of rolling codes are another security option. Jabal likens it to logging into a bank account that requires the entry of a one-time password sent by text message. “Those same layers of access control are taking place in smart building environments,” he says. “They increase the efficiency of the audit trail of who’s doing what where, while making sure from a safety standpoint that we take care of the building and, ultimately, the people who are inside the building, whether they’re customers, team members or employees.” Powell concludes that technology is rapidly permeating the industrial sector. “Everybody is trying to understand how to properly build facilities with all the technology that’s coming out on a year-to-year basis. But in the long run, it will benefit the end users who will be able to work more efficiently, faster and at less cost,” he says. “It’s a good thing for our industry.”

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50 YEARS OF EXCELLENCE HACI grows into one of the largest privatelyowned mechanical contractors in Arizona By ERIN THORBURN


ACI Mechanical Contractors, Inc. has come a long way since President Tim King joined the company in 1996. What began as Home Air Conditioning Inc. in 1972, founded by Jim Blondin, has now — as HACI — become one of the five largest commercial HVAC and plumbing contractors in Arizona. Serving a variety of industries with a diverse scope of projects, HACI produces between $70$80 million dollars in revenue annually for HVAC, plumbing, process piping, fabrication and service. As the company approaches its 50th anniversary, King celebrates five decades of HACI’s growth throughout the Valley, past company successes and previews what’s in store moving forward.

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MECHANICAL KING: “HACI is my most prized possession,” says HACI Mechanical Contractors President Tim King. “I really enjoy coming to work each day and interacting with the people I work with. The successful projects HACI completes provides great satisfaction.” (Photo by Mike Mertes, AZ Big Media)


HACI CONSTANTLY EVOLVING Back when Blondin championed Home Air Conditioning Inc., King explains that examples of services ranged from, “adding Whirlybird attic vents on home roofs to changing out evaporative coolers on homes to installing air conditioning units.” With a primary focus on retrofit projects in the early years, eventually, the company transitioned into light commercial new construction. As the company evolved, donning its new name in 2004 and with King on board, HACI’s specialization shifted toward design-build and design-assist projects, coinciding with Phoenix’s phase of rapid growth, according to King. “In 2010 [the company] added plumbing to our HVAC capabilities to become a full-service mechanical contractor,” he says. Today, HACI offers a broad range of offerings including remodel, tenant improvement, retrofit, emergency repair, routine maintenance, warranty and post-warranty, plumbing installation, HVAC service and repair and HVAC maintenance — among many other specialty services. Because of the value proposition embedded in HACI’s extended offerings, the company has continued to excel within the Valley’s commercial real estate sector (and beyond). “HACI Mechanical and HACI Service has expanded into several markets within the State of Arizona,” King explains. “Our portfolio ranges

Hayden Ferry Lakeside

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from education, manufacturing and healthcare to office and high-rise apartments. As the current market continues to evolve, HACI has managed to pivot to serve our clients’ and owners’ needs on large and small projects.” A minuscule collection of past HACI projects include the Phoenix Art Museum, Florence High School, La Loma Skilled Nursing Facility, Kierland Corporate Center, ASU Manzanita Dorms Remodel, Cityscape Block 22, Big League Dreams Sports Park, Glendale Aquatic Center and Camelback Anchor Center Condos. And “minuscule” is perhaps an understatement, considering the breadth of work and relationships that HACI has built over 50 years. “The construction market in Arizona has trended in many different directions during Arizona’s growth,” King says. “HACI’s clients, our general contractors and owners, pursue the trends and HACI has always followed our clients in order to better serve their needs.”

KEEPING CUSTOMER SERVICE AT THE FOREFRONT While HACI’s services are as varied as they are broad, there is another key element that draws clients to the company. “HACI relies on great customer service and our reputation for continued project opportunities,” King says. “We maintain communication throughout the pre-construction, construction, closeout and warranty

phases with our clients to ensure a successful project.” Adds Rob Rarrick, division manager of HACI Service LLC., “We [have] found that typical ‘construction’ companies are not structured for an agile approach and most ‘service’ companies don’t have the capabilities to handle a wide array of mechanical services. Our blend of both skillsets has allowed us to expand at an exponential pace while maintaining our customers’ confidence and quality of service that we strive for.” To help ensure quality assurance and impeccable customer service and retention, HACI prides itself in providing the highest caliber workmanship, employing personnel with decades-long knowledge and practical field experience, subscribing to the old adage of “two eyes are better than one” and then some, according to King. As part of the two-eyes commitment to which King refers is safety. HACI employees receive routine training and retraining onsite. Comprehensive training includes proper use of rental equipment, tool and material handling, fall protection and general jobsite safety protocols. Additionally, HACI has both an in-house full-time safety advisor and Certified OSHA 500 trainers.

FOCUSING TWO EYES ON THE PRIZE With a rich history of accomplishments in both completed projects, as well as rising, robust

About HACI HISTORY: HACI was founded in 1972 as Home Air Conditioning, Inc., specializing in converting residences from evaporative cooling to refrigerated air conditioning. Over the years its focus shifted. By 1980, the company had moved to commercial work and away from residential work. The company changed its name to HACI Mechanical Contractors, Inc. to more accurately reflect what it does now; but to honor its past, the company retained HACI as part of its corporate name. HACI Service, LLC was added to provide better service to smaller construction projects, tenant improvement projects, and retrofits. HACI has grown to be one of the largest private, locallyowned commercial Mechanical Contractors in Arizona. WHAT IT DOES: HACI Mechanical Contractors, Inc. is a full-service mechanical contracting firm providing new construction HVAC and plumbing contracting. HACI Service, LLC provides commercial HVAC hourly service as well as commercial HVAC retrofit, remodel, and tenant improvement services. HACI specializes in design-build and design-assist projects across all of Arizona. HACI has a wide

annual earnings, HACI’s future is bright. As King points out, in the previous three to five years alone, HACI has completed several plant upgrades, which include chillers, cooling towers, heat exchangers, in addition to the support equipment and piping required for operation. And, while there have been challenging scenarios throughout HACI’s years in play, King says the company is primed to take them on. This includes one of their latest — the Crystal Lagoons

range of project experience including office, educational, healthcare, detention, hospitality, sports venues, government facilities, retirement facilities, and multi-tenant and condominium buildings. HACI’s long term employees have the experience and expertise to provide detailed pre-construction services, building information modeling (BIM), LEED/Green construction expertise, in-house sheet metal fabrication and piping and plumbing pre-fabrication, and post project commissioning and warranty services. PROJECTS OF NOTE: Arizona Federal Credit Union, ASU Skysong, Brophy College Preparatory Fine Arts Building, Central Arizona College Maricopa Campus, Cityscape Block 22, Deer Valley Towne Center, Glendale Aquatic Center, Hayden Ferry Lakeside, Kierland Corporate Center, Lower Buckeye Jail Central Plant Expansion, Maravilla, Phoenix Art Museum, Phoenix Sky Harbor International Airport People Mover, Portland Place Condos, Raintree Corporate Center, Scottsdale Waterfront, Shamrock Foods Distribution Center, St. Mary’s High School, Tempe Center for the Arts, Vi @ Grayhawk, Yuma Regional Medical Center. LEARN MORE:

Island Resort®. “HACI is contracted to complete the HVAC and plumbing for the project on a design-assist basis,” he says. “The project is being fast-tracked through design and construction with a goal of completion prior to the 2023 Super Bowl, which is scheduled next door at the State Farm Stadium.” Abrupt timelines or no, King and his reliable cohort of skilled craftsmen, general contractors, subcontractors and vendor partners are all too willing to roll with the punches and produce

exemplary outcomes. “HACI has always adapted well to the construction market in Arizona and has pursued controlled growth when the construction market grows,” King says. “We have expanded our service and retrofit department to provide a more level source of business to dampen out cyclical patterns in new construction. This business philosophy has allowed HACI to grow into one of the largest privately-owned mechanical contractors in Arizona.”



CHALLENGES AND OPPORTUNITIES Commercial development of Native American land is booming and now more complicated


ew challenges with title insurance for Native American land transactions are daunting but can certainly be overcome. Solutions that may have worked a year ago very well may not work today. Developers and tenants should be prepared for potentially significant delays in completing their transactions while the parties work to satisfy tighter title insurance underwriting standards and navigate each Community’s unique title process.

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James Bond Real Estate

Commercial development is booming at both Salt River PimaMaricopa Indian Community and Gila River Indian Community. Numerous retail, industrial and even office projects are under construction at both Communities. Due to each Community’s proximity to freeways,

airports and other amenities offered by neighboring cities, many developers are recognizing the potential value in developing their projects on Native American land. These projects present tremendous upside for developers who are willing to take on the additional risk that is inherent in Native American land transactions. Native American land transactions have historically presented more risk than traditional transactions on fee land in neighboring cities such as Scottsdale and Phoenix for various reasons. The primary reason is due to the ground lease structure that is required by federal law, as federal law does not permit a developer to acquire fee title to Native American land. However, there are other important aspects of these transactions that also create additional risks, such as the length of time it takes to complete these transactions and concepts such as sovereign immunity and employment preference. Title insurance is generally available from most title insurance companies to help mitigate some of these risks. While title insurance is critical in nearly every type of commercial real estate transaction, it is especially critical for Native American land transactions.

In a typical Native American land transaction, an owner’s title insurance policy will insure that the ground leasehold interest is owned by either the developer or an end-user. Title insurance is also generally available for lenders who provide financing to developers with projects on Native American land. In these types of transactions, the lender’s security interest (i.e., the deed of trust) attaches to the developer’s ground leasehold interest instead of the fee. The lender’s title policy insures the priority of the lien, just as it would in a fee deal.

OBTAINING TITLE INSURANCE AND NAVIGATING THE DUAL-TITLE FILING SYSTEM CAN BE DAUNTING However, recent changes in the title insurance industry are now making title insurance for these transactions more challenging to obtain. Due to recent court cases where title insurance companies were required to pay out claims on title policies insuring Native

American land transactions, title companies are now imposing tighter title insurance underwriting standards in these transactions. Title companies are giving more scrutiny to every aspect of Native American land transactions that they are being asked to insure. The list of title requirements that need to be satisfied to obtain title insurance for a Native American land transaction could easily include two dozen title requirements — roughly twice as many as what you would find in a traditional fee deal. Adding to these new challenges is the unique dual-title filing system for Native American land transactions. For these types of transactions, the Bureau of Indian Affairs (“BIA”) maintains a dual-title filing system through its land title records office (“LTRO”). As a result, transaction documents are both recorded with the local county recorder’s


BUILDING IN INDIAN COUNTRY office (similar to what would happen in a typical fee deal) and filed with the LTRO. Title status reports are then generated by the LTRO to show the status of all documents that have been filed with the LTRO, similar to how title commitments are generated to show the status of documents that have been recorded with the county recorder’s office. Title insurance policies for Native American land transactions insure title through both the county records and the LTRO.

THE TRIBES HAVE DIFFERENT FILING PROCESSES, FURTHER COMPLICATING MATTERS To complicate matters further, Salt River Pima-Maricopa Indian Community (“SRPMIC”) recently changed its process for filing documents with the LTRO. SRPMIC now handles this filing process internally. By contrast, Gila River Indian Community sends documents to an offsite BIA office for filing. This means that the two most active tribes

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in Arizona for commercial real estate transactions each handle the filing process and the preparation of title status reports in a completely different manner. These varying approaches create additional complexity for working with title companies to obtain title insurance for Native American land transactions. As part of its efforts to file documents with the LTRO internally, SRPMIC has been working to clean up the chain of title on many projects located at SRPMIC due to problems with how documents were previously filed with the BIA in prior transactions. While many transactions at newer projects are still able to move forward relatively smoothly, some transactions at more established projects are facing new hurdles due to these prior filing problems. In fact, some developers and owners are now facing a seemingly impossible requirement to clean up prior chain of title issues to move forward with their transactions. This creates a particular challenge when

entities that were involved with prior transactions no longer exist. In that situation, developers and owners need to find creative solutions in order to address any prior chain of title issues. To have the best chance to complete these transactions, the parties need to have a keen understanding of the evolving title insurance landscape and work with title companies who are willing to find creative solutions to problems that may arise. James Bond is the chair of Fennemore’s Real Estate Practice Group. He has broad experience involving Native American land transactions and is skilled at navigating the complexities of working with the different Communities and the Bureau of Indian Affairs. Jim has represented dozens of developers and investors in acquiring, selling, and financing Native American ground lease interests and managing the development process on tribal land. Reach him at

Real Estate Industry Events Coming in 2022! CITY OF TEMPE

FUELING THE ECONOMY AZRE brings together some of Arizona’s most influential commercial real estate leaders to share their thoughts for a mid-year industry update. Thursday, August 4, 2022

The Fueling the Economy event will take an in-depth look at the health and current trends of commercial and residential real estate in Tempe. Industry insiders will provide expert insight into the robust developments that are happening in in 2022 and beyond. Tuesday, May 17, 2022




Az Business and AZRE magazines celebrate and honor the publications’ lists of the Most Influential Women in Arizona for 2022. Thursday, August 25, 2022

For up-to-date event and sponsorship information,

Contact Ann McSherry at 602.291.9661 | or visit



Here’s why former Paradise Valley and Metrocenter malls are among the state’s biggest redevelopment projects By KYLE BACKER


or many, malls conjure up memories of summer breaks as a youth with nowhere else better to be, convenient one-stop shopping trips for the whole family and the somewhat bewildering mix of smells radiating from the food court. Despite the warm feelings some associate with these locations, the omnipresence and convenience of ecommerce options has relegated many of these shopping centers to objects of nostalgia fondly remembered and reflected upon through rose-tinted glasses. As a result of shifting consumer

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demand, the Valley has recently witnessed the shuttering of two iconic malls: Metrocenter Mall and Paradise Valley Mall. These sites are being reimagined as mixed-use developments focused on walkability and an urban village aesthetic. RED Development announced on Feb. 15, 2022, that Paradise Valley Mall is being rechristened as PV — a more than 100-acre project that pays homage to its past while creating a new future for the property. Phoenix City Councilwoman Deb Stark says, “It’s fantastic to see that

through this evolution, from 1970s mall to world-class, mixed-use destination, developers RED and Macerich are committed to keeping the fabric of our community as the central focus that is inspiring the design, tenant mix and overall offering of PV.” Phase one of PV will open in mid-2024 with a 400-unit luxury apartment building, Whole Foods Market, a new dine-in Harkins Theatre and three upscale, yet-to-be-announced restaurants. The initial phase will also include a three-acre central park and gathering place. The apartments will

come in studio, one-, two- and threebedroom configurations ranging from 504 to 1,760 square feet. While the redeveloping of defunct malls may seem novel, Sharon Harper, CEO and co-founder of Plaza Companies, notes that one must turn the calendar back nearly two decades to find the genesis of this trend. “The real pioneer was Los Arcos Mall in 2003, which became SkySong,” she says. “That really was the turning point.”

MALL REVOLUTION Situated on 42 acres, SkySong is

a mixed-use development that gives companies located there the opportunity to partner with Arizona State University (ASU) to gain access to — and collaborate with — researchers and faculty. But before it became SkySong, the land was home to Los Arcos Mall — an indoor shopping center on Scottsdale and McDowell roads that Harper says saw the highest traffic counts throughout Greater Phoenix in the 1980s. Like the other malls that have met a similar fate, she says that during its heyday, Los Arcos offered lots of shops and stores in a vibrant community.

NEW LEASE ON LIFE: As part of the multiphase, multi-year redevelopment of the former Paradise Valley Mall, phase one of PV will open in mid-2024 and include a 400-residence luxury apartment building by StreetLights Residential, Whole Foods Market, a new Harkins dine-in luxury theater concept and three best-in-class, upscale restaurants.


HOSPITALITY After it had deteriorated, there was a struggle about the future of the property. At one point, there were talks that the Coyotes might build a stadium in the mall’s place, but the team ended up in Glendale. Harper notes that the developer was frustrated and decided to build a Walmart instead. “The neighbors got so upset about the idea. These malls are incredibly integrated with the people who live nearby — they were like the city center of the old days. Having a Walmart with a big parking lot didn’t have that sense of place and connection,” she says. Around this time, Michael Crow had recently become president of ASU and had an idea for what he called a “technology innovation center” — something Harper says most people had little knowledge of. “At the very beginning, our company


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SkySong has become so well-known, it is now the national template for mall recreation. – Sharon Harper was brought in as the master developer. Dr. Crow and ASU had studied innovation centers from around the globe, and we spent the first two weeks on the team in Ireland, Holland and Germany, looking at best practices of municipal, university and private development,” she recalls. The integration of a public, private and university partnership was not widespread in the U.S., which is why

the SkySong team traveled to Europe to see how existing technology innovation centers operated.

COMMUNITY IMPACT “We returned with a great framework, but it was still a foreign idea,” Harper says. “Yet we came up with a design that brought the community back to the center. And with the right concept, a deteriorating mall had literally been

transformational to a neighborhood, a region and now the state of Arizona. We started in 2003, so we were way ahead of these other malls, but it is proof of what good thinking, partnerships and staying the course can accomplish.” To better understand the value of SkySong, local economist Elliot D. Pollack and Company was hired to examine the center’s economic significance. The Jan. 14, 2021, report called "SkySong: A job creator with outsized ripple effects” on economic development in the region, with an estimated impact of $58.2 billion over the next 30 years. The innovation center generates approximately 9,350 jobs, $585.4 million in wages and $1.3 billion in economic activity annually. “SkySong is an outlier,” the report states. “The project had many naysayers. Market conditions for commercial

development in the early 2000s when SkySong was proposed were not optimal for the vast plan that came to fruition with the publicprivate- university partnership. In the end, the mutual vision of ASU, ASU Foundation, Michael Crow University Realty, Plaza Companies and the partnership with the City of Scottsdale overcame those limitations to develop a compact, modern, urban project at a site that private development would not have considered.” Harper concludes that SkySong is on the list of every group looking for site selection in the Valley. “We have tours on a daily basis for mayors, legislators,

Sharon Harper

Deb Stark

university presidents and others from around our country asking, ‘How can we do something with a big sore spot in the middle of our town to generate wealth, jobs, increase property values and bring a sense of place and vibrancy back into a region?’ SkySong has become so wellknown, it is now the national template for mall recreation.”



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RED AWARDS The Real Estate Development (RED) Awards are the Academy Awards of Arizona’s commercial real estate industry. The 2022 RED Awards will honor projects completed in the 2021 calendar year. And with more than 100 nominations coming out of Arizona’s red-hot CRE industry, the finalists for the 2022 RED Awards truly represent the best in Arizona. Here are the finalists for the 2022 RED Awards. 47

EDUCATION K-12 Hohokam Elementary School Rebuild

CHASSE Building Team and its trade partners worked diligently to preserve and salvage the existing classroom buildings that exemplify the world-renowned architect Ralph Haver. The project included both preservation and renovation of existing educational buildings as well as the demolition and reconstruction of portions of the campus. Developer: Scottsdale Unified School District General contractor: CHASSE Building Team Architect: SPS+ Architects Notable subcontractors: Global Roofing, EK2 Electric, Pete King, Rikoshea Contracting Value: $22 million

John McCain III Elementary Unique to K12, this project was constructed using tilt panel construction – where concrete walls are put into place by crane to complete the overall building structure. Additionally, the team came together during extremely challenging market conditions to finish the complex project within 10 months. Developer: Buckeye Elementary School District General contractor: CHASSE Building Team Architect: Orcutt Winslow Notable subcontractors: CAMS, Global Roofing, S+H Steel, Sun Valley Masonry, Urban Energy Value: $28.5 million

St. Catherine of Bologna Performing Arts Center at Notre Dame Preparatory High School The two-story, 20,000-square-foot building — the school’s first new building since 2002 — houses the 300-seat Pitre Family Theater, classrooms for instrumental and vocal musical instruction and a high-tech recording studio for video production classes, and NDP Live!, the school’s media broadcasting club. Developer: Chermack Consulting Group General contractor: Willmeng Construction Architect: HDA Architects Notable subcontractor: Habermann Electrical Designs Value: $8.75 million 48 | March-April 2022

Excellence is a Habit. Serving Arizona for over 30 years, DP Electric is your top commercial electrical partner. DP Electric is your trusted and dependable partner specializing in industrial, healthcare, corporate office, aviation, and hospitality projects.

HIGHER EDUCATION The ISTB7 building is the latest LEED project on ASU’s Tempe campus and by far the most ambitious. The high-performance research facility fosters an interdisciplinary approach to knowledge generation and leading-edge research, including innovative endeavors focusing on the sustainability of food, water, and energy. Owner: ASU General contractor: McCarthy Building Companies

Arizona State University Interdisciplinary Science and Technology Building VII

Creighton University Virginia G. Piper Health Sciences Building The Creighton University Health Sciences-Phoenix campus is the nation’s only Catholic health sciences campus west of Omaha. The 185,000-square-foot building is also Creighton’s largest expansion outside of Omaha in the University’s history. Developer: Plaza Companies General contractor: Okland Construction Architect: Butler Design Group/RDG Planning & Design Notable subcontractors: Complete Fire Protection, KONE Elevators, Kovach, Lifetime Plumbing Solutions, Sun Valley Masonry Value: $100 million

Notable subcontractors: MKB Construction, ISEC, TD Industries, Walters & Wolf, Wilson Electric Value: $192 million

Pima Community College Automative Technology and Innovation Center The Automotive Technology and Innovation Center, designed by DLR Group, features an open, high-tech space that allows student and faculty interaction across disciplines and provides flexibility to adapt to future technology requirements and meet the workforce needs now and well into the future. Developer: Pima Community College General contractor: CHASSE Building Team Architect: DLR Group Notable subcontractors: Commonwealth Electric Company, Concrete Edge, J.B. Steel, MKB Construction, Sun Mechanical Value: $11.8 million

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Architect: Architekton/Grimshaw

Different By Design. LGE offers a true design build approach with design, engineering, budget control, permit coordination and construction available all under one roof. This gives us the ability to move faster, control costs, and deliver award winning projects that maximize investment value. We have created a seamless and effective design-build process that you can’t get anywhere else.

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BNI Neuroplex at St. Joseph’s Hospital and Medical Center

This new Neuroplex building is unique with its hybrid identity — in many ways it acts as an extension of the hospital and in other ways it serves as a standalone medical office building — and frees up clinical care spaces, enabling laboratory research to expand by 50%. Developer: Dignity Health/CommonSpirit Health General contractor: Kitchell Architect: Devenney Group Architects Subcontractors: DP Electric, McCarthy Nordburg, Midstate Mechanical, MKB, Walters & Wolf Value: $34.45 million

Chandler Medical Pavilion The first phase of Chandler Medical Pavilion includes a 66,000-square-foot, three-story, built-to-suit medical office building that accommodates five separate medical suites — Banner Imaging, Banner Orthopedic, Banner Cardiovascular, Atlas Surgery Center, and doctors’ offices for private practice use. Developer: Unbound Development General contractor: Okland Construction Architect: Butler Design Group Subcontractors: C.D.S. Framing, Chamberlin Electric, Harder Mechnical, JFK Electrical, Midstate Mechanical Brokers: JLL, Unbound Development Value: $25 million 52 | March-April 2022

U-HAUL Health and Wellness Center Dignity Health Chandler Regional Medical Center Tower D The tower was completed with space on the first and fifth floors for additional growth, enabling the medical center to cost effectively plan for future needs. Additionally, the tower increased surgical capacity, added cardiac-rehabilitation services and is expected to create 200 new jobs. Owner: Dignity Health General contractor: McCarthy Building Companies Architect: Devenney Group Architects Subcontractors: Cannon & Wendt Electric, Devenney Group Ltd., K.T. Fabrication, TDIndustries, WSP Value: $126 million

The 54,208-square-foot building includes U-Haul’s recruiting department, wellness program team, medical clinic, basketball court, walking track, cardio and weights equipment, sports leagues and fitness classes. The medical clinic offers general practice medicine as well as some specialties. Developer: U-HAUL General contractor: CHASSE Building Team Architect: Carhuff + Cueva Architects Subcontractors: A Professional Plumbing, Arizona Glass Specialists, EF Charles, LR Cowan, Pete King Value: $14.7 million

Banner Health Center Plus - New River Trails As the nonprofit health system’s largest ambulatory campus, Banner Health anticipates New River Trails will serve more than 132,000 patients annually and employ 215 healthcare professionals, including 47 physicians, nurse practitioners and physician assistants. Developer: NexCore Group General contractor: Haydon Building Corp Architect: SmithGroup Subcontractors: Castle Steel Inc., M.A.G. Construction, PK Associates, TDIIndustries, Sustainability Engineering Group Value: $32 million 53


AC Marriott Downtown Phoenix

The AC Marriott Downtown Phoenix was such a success, it sold to Arbor Lodging just six months after opening — representing a solid appetite for hotel investment in today’s post-pandemic economy, while stimulating the local resort and tourism industry in Phoenix. Developers: NewcrestImage, LaPour Partners General contractor: Layton Construction Architect: AXIS/GFA Architecture + Design Subcontractors: AME Electrical Contracting, Apodaca Wall Systems, Baker Concrete Construction, Carlson Glass, Spectrum Mechanical & Service Contractors Size: 124,500 square feet

Hyatt Place Phoenix Downtown

Westin Tempe

Diagonal to the notable Orpheum Theater, the Hyatt Place Phoenix Downtown hotel tastefully fuses contemporary finishes with vintage sophistication. Rooted in art deco design, the hotel contributes to an architecturally significant area of downtown Phoenix.

The Westin Tempe is an 18-story concrete structure situated in the newly developed Mill Ave district and is the largest hotel built in Tempe in the last 40 years. This project features many luxury details from floor to ceiling window views, rooftop lounge and more than 21,000 square feet of event space.

Owner: Pacific Hospitality Group Developer: Mortenson Development Inc.

Developer: CAI Development General contractor: Beal Derkenne Construction

General contractor: Mortenson Architect: Allen + Philp Partners

Architect: RSP Architects

Subcontractors: Arok, Central Supply & Metal, Hayes Mechanical, Secon Specified Electrical Contractors, Suntec Concrete

Subcontractors: Complete Door Systems, IAP Enclosures, JFN Mechanical, Secon Specified Electrical Contractors, Suntec Concrete

Value: $60 million

Value: $72.5 million

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PROMISES KEPT. Our history of promises made and promises kept means you can count on SLC to roll up our sleeves and get the job done, with our trademark focus on corporate values and a superior quality that continues to shape the Valley’s commercial real estate landscape.

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Arizona State University Alameda Warehouse This project included the expansion and partial repurposing of the existing Alameda Materials Storage Facility into a centralized mail receiving, sorting, storage and distribution center and surplus material storage and inventory facility. The project included a 50,000-square-foot addition of a high-bay tilt warehouse. Developer: Arizona State University Contractor: CHASSE Building Team Architect: ADM Group Subcontractors: A Professional Plumbing, B&F Contracting, Hardrock Concrete, Pete King Construction, Pueblo Mechanical Value: $7,783,000

Covetrus Grandview TI

United Foods Incorporated

Animal health technology and services company Covetrus was operating two facilities — Atlas and Roadrunner pharmacies — in Phoenix. This 73,000-square-foot tenant improvement project brought both of those operations under one roof and supports Covetrus’ need for laboratory pharmaceutical research and advanced manufacturing. The new facility creates a cleaner environment for the production of pharmaceutical products, medical devices, electronics and other advanced manufacturing products.

This $13.6 million project involved transforming a basic shell industrial space into a modern food production and cold storage facility that will have more than 100 full-time employees. One market sector Phoenix was not seeing much activity in was food production and cold storage, so this facility was a welcome addition to our fast-growing region.

Developer: Orsett Properties Contractor: Willmeng Construction

Subcontractors: Pearson Engineering Associates, Simply Structural

Architect: Gensler

Value: $13.6 million

Subcontractors: Bakkum Noelke Consulting, DP Electric, Henderson Engineers Value: $15.6 million 56 | March-April 2022

Developer: United Foods International Contractor: Willmeng Construction Architect: Deutsch Architecture Group



Architects & Planners



Cowden Logistics Center

Situated on 16 acres in Tolleson, Cowden Logistics Center features 36-foot clear heights, 237 car parking stalls, 41 trailer parking stalls, five points of ingress and egress, R-38 insulation and an ESFR sprinkler system. This Class A facility brings 285,131 square feet of logistics space to the Southwest Valley. Developer: Trammell Crow Company Contractor: Wespac Construction Architect: Butler Design Group Subcontractors: Aero, Desert Structures, Gunsight Construction, Riggs Concrete, Wilson Electric Broker: Cushman & Wakefield Value: $12,042,857

Goodyear Airport 85 Opus Goodyear Airport 85 (GA 85) is a 276,183-square-foot speculative rearloader warehouse built on a 18.2 acre fully improved site across the street from Phoenix Goodyear Airport in Goodyear. GA 85 has great accessibility for transportation purposes; it is on the north side of the MC-85 and approximately two miles south of the I-10. Developer, general contractor, and architect: The Opus Group Subcontractors: BrightView Landscape Development, Jenco, Suntec Concrete Broker: CBRE Size: 276,800 square feet

Prologis Logistics Center IV This modern 438,687-square-foot facility will give Hello Fresh the capability to dramatically expand its West Coast distribution capabilities. It will be the growing company’s largest shipping and fulfillment center globally and could provide as many as 1,200 new jobs at full capacity. Developer: Prologis Contractor: Willmeng Construction Architect: Deutsch Architecture Group Subcontractors: Adobe Drywall, Pueblo Mechanical & Controls, SubZero Construction, TCK Air Conditioning & Heating Brokers: Colliers International, JLL Size: 438,687 square feet

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Ball Corporation Canning Facility The 513,000-square-foot Ball Corporation Canning Facility is a manufacturing plant that makes aluminum cans exclusively for a leading consumer packaged goods company, whose facility was built next door. At full capacity, it will produce approximately 11 million cans a day and bring hundreds of jobs to Arizona. Developer: Merit Partners Contractor: Layton Construction Architect: Butler Design Group Subcontractors: Desert Structures, Olympic West Fire Protection, Panelized Structures, Speedie & Associates, Suntec Concrete Size: 710,000 square feet

Hines G303 G303 moved rapidly from a fully speculative, phased development that was scheduled to be completed over time, into a 1.25-million-square-foot, stateof-the-art manufacturing and distribution facility that was fully leased and now under a quick-turn completion timeline for global mattress brand MLILY. Developer: Hines Contractor: Graycor Construction Company Architect: Ware Malcomb Subcontractors: B&F Contracting, Desert Structures, Olympic West Fire Protection, Riggs Companies, Specified Electrical Contractors Brokers: Colliers International, JLL Size: 569,520 square feet

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We don’t just see a deal. We see opportunity for dynamic collaboration and strategic growth Growth and development of our professionals—and clients—is paramount. At Colliers, our powerful platform and entrepreneurial spirit propels us forward in delivering greater commercial property services that drive exceptional results and value for our clients. We are dedicated to establishing strong relationships and customized solutions to exceed expectations.

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INDUSTRIAL (MORE THAN 500,000 SQUARE FEET) Northern 101 Northern 101 Commerce Center consists of 388,621 square feet of industrial space across four buildings. Conveniently located adjacent to the Loop 101 and Northern Parkway, Northern 101 is situated on two neighboring sites, totaling 30 acres. It is easily accessible to the Central, North, and West Valley Phoenix metro areas. Developer: Creation Contractor and architect: LGE Design Build Subcontractors: Ace Asphalt of Arizona, Arc Steel, Desert Structures, Hardrock Concrete, Specialty Roofing Broker: Lee and Associates Value: $44 million

Park 303 Phase I Developed by Lincoln Property Company, Park 303 Phase I is the Valley’s first “creative industrial” project — packed with the latest industrial and supply chain efficiencies, and enhanced with premier employee amenities that are typically only found in the newest creative office settings. Developer: Lincoln Property Company Contractor: Willmeng Construction Architect: Butler Design Group Subcontractors: Apache Pipelines, Hunter Engineering, Reynolds Electric, Scotts Diversified Construction, Suntec Concrete Brokers: Cushman & Wakefield, Lincoln Property Company Value: $185 million

White Claw Distillery This design-build project is the first ground-up facility in the world that produces White Claw. The construction type is II-B with an ESFR sprinkle system. Concrete tilt panels, steel joist, girders, and metal deck make up the building’s envelope with a clear height of 36 feet. Developer: Merit Partners Contractor: Layton Construction Architect: Butler Design Group Subcontractors: Arizona Glass Specialists, Canyon State Electric, Interstate Mechanical Corporation, Mountain States Contracting, Suntec Concrete Size: 916,000 square feet

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® Building a concrete future®


Kenect Phoenix

The 23-story apartment building includes retail space, six floors of parking, 16 residential floors and two amenity decks on a half-acre lot. The tower provides expansive floor-to-ceiling glazing, framing stunning views of downtown Phoenix and the mountains beyond, as well as providing ample access to Arizona’s famous sunshine. Developer: Akara Partners Contractor: Katerra Architects: Perkins & Will (design architect), RSP Architects (AOR) Subcontractors: Dibble Engineers, Norris Design, Petersen Engineering, PK Associates, SunTec Concrete Size: 340,000 square feet

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Paradise @ P83 Paradise @ P83 has set a new standard for multifamily development in the West Valley. Completed in summer 2021, Paradise @ P83 is located within the Peoria Sports Complex Urban Design District, more commonly known as the “P83 Entertainment District.” The development consists of a mix of three-story and four-story buildings offering studio, one-bedroom, twobedroom, and three-bedroom units. Developer: Opus Development Company Contractor: MT Builders Architect: Dekker Perich Sabbatini Broker: Urban Advisors Size: 352 units

San Villante Apartments San Villante’s resort-style living is particularly attractive to both rising and established professionals in southeastern Mesa. It is surrounded by retail, restaurant, employment and other desirable amenities including the Banner Gateway medical campus ofhospitals. Mark-Taylor’s installation of a new street has quickly benefited the area by minimizing traffic congestion. Developer and contractor: Mark-Taylor Development Architect: Architectural Design Group Subcontractors: Muckerman Landscape, Nunez Contracting, Plasters of Arizona, The Klark Organization, Unlimited Drywall & Painting Size: 531,522 square feet



Allred Park Place (CAZ6) Buildings 7 and 8 This ambitious project included the construction of three separate structures. The focal point of the project is two, three-story, Class A office buildings that are each 150,266 square feet. The third structure is a three-level parking structure that serves those two office facilities with 803 spaces. Developer: Douglas Allred Company Contractor: Willmeng Construction Architect: Balmer Architectural Group Subcontractors: Coreslab Structures, Hawkeye Electric Value: $37.4 million

Axis Raintree Office Building The 175,000-square-foot, three-story office building features high ceilings, expansive glazing, large efficient floorplates, several tenant amenity areas, structured parking, and an outstanding view of the McDowell Mountains. This speculative office space is the first Class A building to be delivered in the Scottsdale Airpark submarket since 2015. Developer: Trammell Crow Company Contractor: Willmeng Construction Architect: RSP Architects Subcontractors: Coreslab Structures, IMEG, PK Associates, TRUEFORM Landscape Architecture Studio, Wood Patel Value: $29 million 66 | March-April 2022



Congratulations to all of the 2022 RED Award winners!

Celebrating twenty years of developing the Valley



Union Building 1 Choice Hotels at Cavasson Encompassing 150,000 square feet in a new five-story, Class A office building and designed to house more than 800 staff, the new space creates an open, vibrant, and highly collaborative work environment for Choice’s technology, engineering, and web services groups. Developer: Nationwide Realty Investors Contractor: Layton Construction

Union Building 1 provides a premier, Loop 202-fronting location at the confluence of Scottsdale, Tempe and Mesa. The fourstory office project was designed to attract and retain Fortune 500-level companies with all of the amenities of the East Valley, but without the congestion and price tag that comes with many nearby competitors.

Architect: Stantec Architecture

Developer: Lincoln Property Company, Harvard Investments, Goldman Sachs

Subcontractors: Arizona Glass Specialists, Pete King Construction, S+H Steel, Spectrum Mechanical & Service Contractors, T.S. Plumbing

Contractor: Wespac Construction

Value: $11 million (TI), $20 million (shell)

Architect: DAVIS Subcontractors: Coreslab, Saguaro Steel, Suntec Concrete, Walters & Wolf, Western Building Group Broker: Lincoln Property Company Value: $125 million

Scottsdale Nationwide office building and garage Located at the northwest corner of Loop 101 and Hayden Road in Scottsdale, the 134-acre multi-tenant office building and parking structure is Nationwide Realty Investors’ anchor project for its Cavasson Development. The 465,000-square-foot office building primarily houses Nationwide Insurance’s regional headquarters. Developer: Nationwide Realty Investors Contractor: Layton Construction Architect: The Columbus Architectural Studio Subcontractors: Caruso Turley Scott Structural Engineers, Coreslab Structures, DP Electric, Hubbard Engineering, Prater Engineering Associates Size: 1,660,000 square feet 68 | March-April 2022


BD Tempe IDEA Office Tenant Improvement The focus of this project was centered around the creation of a vertical campus. Core components of this strategy include neighborhoods, neighborhood hubs, working intersections (utilizing spaces between the neighborhoods), a work zone and social hubs. BD provided a full-service cafeteria, Starbucks, gym, yoga room, and expansive outdoor space to celebrate its staff’s life-changing work. Owner: BD Contractor: Okland Construction Architect: SmithGroup Subcontractors: Orness Design Group, PK Associates, Stantec Consulting Value: $10.4 million

Gensler Phoenix Backed by research and an eye towards innovation, Gensler created a new "living lab" workplace model where work and process are fully on display, and where staff and clients can mix and mingle. The 100% agile work setting embodies Gensler’s culture of openness and collaboration, pushing the boundaries of the evolving modern workplace. Developer: LBA Realty Contractor: 180 Degrees Design + Build Architect: Gensler Subcontractors: R.C. Lurie Company, Urban Plough

Northrop Grumman @ Spectrum V

Size: 10,000 square feet

Gensler’s overall design concept centers on expressing the intangible layers that make up the Earth’s atmosphere. Gradient hues were employed as a design motif to represent the atmospheric layers between space and the Arizona terrain. To convey this feature, golden tones to deep sky blues were incorporated flanking both sides of the main conferencing “boulevard.” Developer: SunCap Property Group Contractor: Graycor Construction Company Architect: Gensler Subcontractors: Extreme Drywall, Specified Electrical Contractors, Tri-Mega Mechanical, W.D. Drywall, Wholesale Floors Size: 120,294 square feet

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Asante Library

The architecture for Asante Library is meant to be an abstraction and representation of reading under a tree at the park. The canopy and shade invoke that feeling throughout a dynamic and sheltered space within the desert. A multi-use plaza is used for library functions, community gatherings and exhibitions. Developer: City of Surprise Contractor: Haydon Building Corp Architect: Richärd Kennedy Architects Subcontractors: Castle Steel, Echo Canyon Electric, Mirror Works, Sun Valley Masonry, TekStar Plumbing & Mechanical Value: $4.5 million

City of Surprise Fire Station No. 308

Prescott Regional Airport Passenger Terminal

This project was completed to help increase the Surprise Fire Medical Department’s ability to provide fast and professional service to the growing community that they serve. Fire Station 308 will lessen the burden on Surprise Fire Station No. 305, which was the busiest fire company in Surprise in the past four years.

With the addition of the new passenger terminal, commercial service apron, baggage handling system, vehicle parking and roadway, residents of Prescott, Prescott Valley, Dewey-Humboldt, Chino Valley, Camp Verde, Cottonwood, Clarkdale, Jerome, Chino Valley, and Sedona will enjoy an enhanced travel experience.

Developer: City of Surprise

Developer: Prescott Regional Airport Authority

Contractor: Willmeng Construction

Contractors: Willmeng Construction and Fann Contracting (joint venture)

Architect: Perlman Architects of Arizona

Architect: DWL Architects + Planners

Value: $6.1 million

Subcontractors: Dibble Engineering, LSW Engineers Value: $12.2 million

72 | March-April 2022


CHASSE Building Team: Built different, on purpose! Since 2007, CHASSE Building Team has grown from a handful of industry veterans on a mission – to be built different, on purpose – to one of the Southwest’s preeminent general contractors. Today, the award-winning industry innovator, with bustling offices in Tempe and Tucson, oversees more than $425 million in construction projects across Arizona annually. Hyper-client focused, their work includes both new construction and renovations in a variety of markets, including K-12 education, higher education, multifamily, municipal, commercial, healthcare, and nonprofit. “In late 2021, we made our biggest move yet,” says founder Barry Chasse. “To preserve CHASSE’s culture, which we shaped around the purpose of ‘building to make a difference…for our teammates, our clients building experience, and the local communities we serve,’ we announced the firm has become a 100% employee-owned firm by launching an Employee Stock Ownership Plan. We always wanted to put the best long-term ownership structure in place that sets CHASSE up with the best possible runway for the future. Team is in our name for a reason.” Actively recruiting as the firm endeavors on some of its biggest projects to date (and future RED Award winners), please visit



GateWay Community College Makerspace: Phoenix Forge

GateWay Community College’s new makerspace, renamed “Phoenix Forge,” was designed to foster creativity and collaboration at all scales. Housed in a warehouse built in 1929, the building gives new life to the old structure. The new makerspace will be utilized as a teaching facility, offering access to tools, expert help, and inspiration for students and innovators from the community. Owner: Maricopa Community College Education Foundation Contractor: TSG Constructors Architect: Gensler Subcontractors: Dibble Engineering, Energy Systems Design, McKay Conant Hoover, RLB, Trueform Size: 22,500 square feet

Rise Uptown Hotel Originally designed by midcentury maven Fred Melville Guirey, “Rise” points to Guirey’s design aesthetic, as well as its status of being Uptown’s first-ever high-rise in the early 1960s. The 79-room hotel also pays homage to Uptown Phoenix’s first high-rise building in the 1960s. Developers: Vintage Partners, Venue Projects Contractor: Ameris Architect: Elemental Architecture Subcontractors: Modfire, Mosaic Builders, Slabhaus, Tricor Contracting, Urban Plough Value: $25 million

Sheraton Phoenix Downtown Renovation A hallmark of the new brand identity is an emphasis on creating a modern-day public square. To achieve this, the lobby experience is elevated, becoming the heart of the property and an area that encourages guests to coalesce. This was achieved by reconfiguring and reimaging the lobby into a more intimate and welcoming space. Owner: Marriott International/BRE Resorts & Hotels Contractors: Balfour Beatty, Continental Contractors Architect: RSP Architects Subcontractors: IMEG, PK Associates Size: 1,000 keys 74 | March-April 2022

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Contact us to learn how we deliver for our clients, our partners and our communities. 602.648.5099 | 75


Arizona Sands Club

The Arizona Sands Club is where a diverse membership comprised of the University of Arizona and Tucson communities will connect, celebrate, work and cheer on the Wildcats. It overlooks the football field in addition to the Santa Catalina Mountains in the distance, creating an energetic and dynamic Club that reflects the rich history of the University of Arizona and Tucson. Developer: ClubCorp Contractor: JE Dunn Construction Architect: Populous

Heritage at Sportsman’s Park Masonry, steel and wood finishes create a traditional feel to this new pavilion within the trees on the Great Lawn at State Farm Stadium, a popular pre-game tailgating destination for Arizona Cardinals fans. The three-story, 16,000 sf building provides view decks, restrooms and food and beverage services for Arizona Cardinals games, the Fiesta Bowl and non-game day receptions and events. Owner: Arizona Cardinals Football Club Contractor: AECOM Hunt Architect: SmithGroup Subcontractor: TLCP Structural Size: 16,240 square feet

Arrowhead Jaguar Land Rover Dealership The Arrowhead Jaguar Land Rover facility is the latest high-end automotive dealership from the Van Tuyl Companies and stands out among Glendale’s luxury car sales and service facilities. This project was designed and built for the modern luxury vehicle consumer, who has high demands and wants their buying experience to be memorable. Developer: Van Tuyl Companies Contractor: Willmeng Construction Architect: John Mahoney Architect Value: $5.7 million

76 | March-April 2022

something’s different. We like to look on the bright side. Where others see problems, we find opportunities. Our work is focused on enhancing the lives of our employees, clients and communities we serve —always. Isn’t it nice to make life just a little bit sweeter? Experience the Difference. WILLMENG.COM | ROC #082904, Class B-01 | AZ ROC A 323741



Friendship Village Tempe, Phase 1 Given the inherent complexities presented by a landlocked campus with hundreds of residents in place, Ryan Architecture + Engineering embarked on two years of intensive preplanning with the facility’s highly professional governing board to prepare for the much-needed revitalization of the senior living environment. Developer: LCS Development Contractor: Ryan Companies US Architect: Ryan Architecture + Engineering Subcontractors: Deer Valley Plumbing, E&K, Gen 3, HACI Mechanical, Hilty’s Size: 101,000 square feet

Sagewood Independent Living Phase II LCS is implementing its EverSafe 360° program at Sagewood. EverSafe 360° includes improving air quality, partnering with national leaders to enhance maintaining clean spaces and living quality, following guidelines from the LCS Medical Advisory Board comprised of doctors and clinicians, technology engagement for addressing isolation and utilizing telemedicine.

The Retreat at Alameda The Retreat at Alameda features 72 assisted living apartments and 32 memory care apartments. Amenities include a movie theater, private dining, fresh chef-prepared cuisine, inviting outdoor spaces, an on-site beauty/barber shop, a state-of-the-art fitness studio with group classes, a library, and a technology center. Owner: Astoria Property Company Contractor: The Weitz Company

Developer: LCS Development Contractor: The Weitz Company

Architect: triARC Architecture Group

Architect: Todd & Associates

Subcontractors: 3-G Construction, Deer Valley Plumbing, Diversified Interiors of Arizona, HR Concrete, Vertical Build

Size: 101 independent living apartment homes 78 | March-April 2022

Value: $23,057,812

Proud to Bring the Creighton University Virginia G. Piper Charitable Trust Health Sciences Building to Life.



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