Case Study: LCS Development

Business Opportunity: Expanding and Enhancing a Landlocked Community

Friendship Village Tempe

Community at a Glance

Project Scope

Redevelopment, Expansion


Life Plan Community

Unit Mix Before Expansion

Independent living: 527
Skilled nursing: 128
Assisted living: 67
Memory care: 24

Units Added in Phase I

Independent living: 40

Units Added in Phase II

Independent living: 64


  • Eagerness from residents and prospects for enhanced amenities.
  • Landlocked community with 6 existing buildings in need of updating.
  • Prior to demolishing the existing structure, residents were relocated to new or temporary residences within the community.
  • Placement of amenities because of site limitations.

Positive Outcomes

  • Expanded campus to include an additional 40 independent living apartments and 66 underground parking spots. 
  • Sold out the 40-unit expansion before construction began. 
  • Successfully completed Phase I, leading to the kickoff of Phase II which will add 64 independent living apartment homes.
  • New rooftop amenities with stunning views.


Together with Friendship Village Tempe, LCS Development built a new 101,000-square-foot building to meet market demand and expand offerings for residents. The community, located in the beautiful desert of Tempe, Arizona, offers multiple pickleball courts and multiple dining options, rooftop entertainment gathering space and restaurant brewery, a fully staffed fitness center with a swimming pool and hot tub, woodworking shop, three libraries, a computer lab with training classes, outdoor dog park and sports bar.

Business Profile

Friendship Village Tempe is a Phoenix not-for-profit retirement community located in Tempe, Arizona. Built in the 1980s, the pioneering campus was one of the region’s first Life Plan Communities and set the standard for exceptional senior living experiences.

Business Situation

The pioneering community was ready for a revitalization. Future success and inherent complexities because of a landlocked campus led to Friendship Village Tempe embarking on two years of planning with LCS Development. The six-phase master plan readied the community for redevelopment.

Phase I of the master plan called for 40 new independent living apartment homes to be built on an existing parking lot, so it was critical for the team to include 66 underground parking spots in the design of the new structure. Wanting to also update amenities but not having the acreage to do so, the LCS Development team was challenged to think creatively to include state-of-the-art amenities throughout the project. The solution: go up! The team devised a plan to include amenities like pickleball courts, relaxing common spaces, dining venues and even a brewery on the rooftop of each new building. 

Development Timeline

December 2022
Phase I complete

August 2023
Expected competition Phase II

Partnering with Leaders who Listen

LCS Development knows the importance of active listening to create and foster strong partnerships, especially when it comes to developing successful and complex senior living communities. For Friendship Village Tempe, the success of the community expansion projects depended on the strong relationships LCS Development built within the community. LCS Development was able to give current and prospective residents the improvements and amenities to continue delivering exceptional experiences. Amidst complicated challenges, such as Friendship Village Tempe being landlocked, LCS Development provided creative solutions, like the rooftop dining and pickleball courts.

When partnering with LCS Development, partners can expect to receive exceptional experiences. LCS Development finished Phase I and will continue to lend its expertise to Phase II by adding a 64-unit independent living building with more creative rooftop amenities.

To reach out to the LCS Development team or learn more about our projects, visit

  • Friendship Village Tempe Exterior
  • Friendship Village Tempe Pickleball Courts
  • Friendship Village Tempe Seniors Playing Pickleball
  • Friendship Village Tempe Kitchen
We are very excited about the future of Friendship Village Tempe. We have invested significant time and effort into this project and believe it is going to benefit our residents and team members which will ensure our ongoing success well into the future. The Village has a reputation for staying ahead of the curve in all things senior living and this project is no exception.

Cole Marvin, Executive Director of Friendship Village Tempe

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