Completion Date: Summer 2017
Size: Office - 2,000,000 SF, Retail - 40,000 SF
Location: Tempe, Arizona
Type of Project: Build-to-Suit Office, Retail
Ryan Responsibility: Design-Build Construction, Development
Overview

Project Overview

As the largest office development in Arizona history, Marina Heights offers amenities for tenants of the building as well as the surrounding community.

In partnership with Sunbelt Holdings, Ryan Companies is developing and building a 2,040,000 gross square foot regional hub for State Farm Insurance. The design-build team of Ryan and DAVIS has produced a LEED Silver design concept that covers an area of approximately 20 acres and includes five office towers of varying heights, three to four retail areas and two below-grade parking garage levels holding 8,600 parking spaces.

Construction costs are estimated at $600 million. Retail amenities occupying approximately 40,000 square feet will complement the transit-oriented development and will include food service, coffee shops, restaurants, medical services and fitness facilities. The state-of-the-art office campus will feature a lakeside plaza spanning over 10 acres, which will be open to the public.

Speed to Market

When speed is of the essence, Ryan accelerates.

Our customer had us up against a crunch schedule from the beginning of the project, so once the design-build contract was in place, Ryan launched construction. However, due to customer-requested changes, the scope and square footage of the project soon increased by a significant margin, which required an overhaul of the project design and timeline. The next hurdle arose when, well into the construction process, the customer asked for Phase I of the project five months ahead of schedule.

While this presented a challenge, Ryan was ready to respond. By shifting the phasing of the work, adding significantly to our on-the-ground staff, and working six and a half days a week, Ryan was able to meet the new deadline. Delivery was achieved with time to spare and the customer’s expectations were exceeded. Phase II also came in early, delivered one month ahead of schedule.

The overwhelming success of this project demonstrates Ryan’s ability, once again, to accomplish what many would have deemed impossible. To date, Ryan remains on schedule; four of the five scheduled towers are complete, with the fifth to be finished February of 2017. Another parcel of restaurants, retail and a medical clinic will be completed by March 2017.

Construction

The power of collective expertise.

Challenges inherent to the project, such as the need to carry out construction while people were working and operating within the space, as well as the customer’s compressed timeline, required a savvy approach to the construction of the Marina Heights complex. As soon as the project was awarded, Ryan worked on creatively structuring the project and permitting into manageable sections. Peak work times saw as many as 70 workers on site, with 24-hour-a-day work, six days a week for the first two years.

While the project required an intense schedule and high-level work, Ryan welcomed the challenge, leveraging the collective strengths, insights and experiences of the team to guarantee the success of the construction plan. This, coupled with the exceedingly positive, transparent, collaborative relationship Ryan has with the customer, has allowed for flexibility and responsiveness at every turn. The result has been a stunning complex, featuring top-grade work, and delivered in response to the customer’s needs in the areas of time, budget and quality.

Community

Maintaining positive relationships with the neighbors.

Knowing that this was to be a large, on-going project and that it was going to be unavoidably disruptive, particularly to the condominium residents in close proximity to the new development, Ryan took the initiative. With the aim of preempting the potential concerns and complaints, Ryan staged quarterly community social hours so that nearby residents could learn more about what was happening with the project and what they could expect over the next quarter, while having the opportunity to bring up concerns and ask questions.

But with 40,000 concrete trucks coming in and out over a two year period and large, round-the-clock crews, there was, at times, no easy way to completely mitigate noise and hassle. To address concerns as they arose, Ryan installed a round-the-clock concierge service that allowed members of the nearby community to call in at any hour to get information or to express a concern.

In the end, however, as Ryan continues to keep the community engaged and abreast of the work as it takes place, complaints have been few. On the contrary, the response has been overwhelmingly positive, with many residents quite interested in the progress of the work and patient with the occasional inconvenience.

  • Sunbelt Holdings was thrilled to partner with Ryan Companies on developing Marina Heights over the past four years. The Ryan team met every deadline and was a pleasure to work with. Our relationship is one of mutual respect and has resulted in another quality project for our client, State Farm. We look forward to working with Ryan on many more developments in the future.

    John Graham, President & CEO, Sunbelt Holdings

AWARDS

RED Award: Office, 2017

Arizona Commercial Real Estate

Safety Excellence Award, 2016

National Association of Women in Construction Health Awareness Committee

Office TI of the Year Building #500, 2015

NAIOP Arizona

Office BTS of the Year Building #500, 2015

NAIOP Arizona

Talk of the Town Award, 2015

NAIOP Arizona

Talk of The Town Award, 2013

NAIOP Arizona

Project of the Year, 2015

AMCA

Transaction of the year, 2013

NAIOP Arizona

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