Attachment B - Staff Report - Z-TA-3-24-Y.pdf

*REVISED 
Staff Report 
Zoning Ordinance Text Amendment 
Z-TA-3-24-Y *and Z-136-24-Y 
September 24, 2024 
 
 
Application Nos. Z-TA-3-24-Y and Z-136-24-Y: Amend the Phoenix Zoning Ordinance 
Chapter 2, Section 202 (Definitions) to revise and clarify definitions regarding affordable 
housing and related items; replace Chapter 6, Section 632 (High-Rise H-R1 District – 
High-Rise and High Density District) and establish a new Adaptive Reuse and Multi-
family (ARM) Overlay District; and amend Section 662 (Interim Transit-Oriented Zoning 
Overlay District One (TOD-1)) and Section 663 (Transit-Oriented Zoning Overlay District 
Two (TOD-2)) to clarify how the new Section 632 interacts with the provision of the 
TOD-1 and TOD-2 overlay districts; and to establish the boundary of the Adaptive 
Reuse and Multi-Family (ARM) Overlay District. 
 
Staff recommendation: Staff recommends approval of Z-TA-3-24-Y per the language 
in Exhibit A, and Z-136-24-Y be approved as shown in Exhibit B. 
 
BACKGROUND 
This text amendment is a response to House Bill 2297, approved by the Fifty-Sixth 
Legislature, Second Session (2024) which modified the Arizona Revised Statutes to 
require municipalities to allow 1) adaptive reuse of existing, “economically and 
functionally obsolete” commercial buildings by non-residential uses by right, and 2) 
multi-family conversion of existing commercial sites by right.  Both permissions are 
required in “not more than 10% of the total existing commercial, office or mixed use 
buildings within the municipality.” However, in order to qualify for these by-right 
permissions, a minimum of 10% of the dwelling units provided must be set aside for 
low-income (“Affordable”) or moderate-income (“Workforce”) housing for a minimum of 
20 years after initial occupation, in addition to meeting other criteria outlined in the bill. 
 
The requirements of HB 2297 require that zoning and other regulations be updated to 
comply no later than January 1, 2025. 
 
PURPOSE 
In terms of non-residential adaptive reuse, the City of Phoenix has an existing robust 
program, and few changes are required.  The City also has existing permissions for 
conversions of commercially zoned properties to multi-family developments, and 
ATTACHMENT B

Staff Report: Z-TA-3-24-Y and Z-136-24-Y (ARM Overlay District) 
September 24, 2024 
Page 2 
 
generally it is the development standards (setbacks, height, density, etc.) which require 
revisions due to HB 2297.  In particular, the bill requires greater height and dwelling unit 
density than currently permitted by the Zoning Ordinance. 
 
PROPOSAL 
Staff recommends an overlay district over the Transit-Oriented Communities (TOC) 
area, with exceptions for Downtown Code and WU Code zoned properties, which 
already have existing permissions for greater height and density.  The TOC area was 
chosen because it had been identified by prior studies as the area where such height 
and development density should be encouraged. The Gateway TOC and 50th Street 
Station Areas have been exempted since the bill does not permit inclusion of areas in 
close proximity to a commercial airport.   A map of the Transit-Oriented Communities is 
provided below. 
 
 
 
 
DESCRIPTION OF THE PROPOSED TEXT AMENDMENT 
The proposed text amendment includes three main components: 1) new and revised 
definitions; 2) creation of a new Section 632, Adaptive Reuse and Multi-Family (ARM)

Staff Report: Z-TA-3-24-Y and Z-136-24-Y (ARM Overlay District) 
September 24, 2024 
Page 3 
 
Overlay District, and 3) revision of the overlapping TOD-1 and TOD-2 Overlay District 
requirements so as not to conflict with the new regulations. 
 
1. New and Revised Definitions 
 
HB 2297 requires that any multi-family development which develops under the 
provisions of the bill provide a minimum of 10% of the dwelling units provided as 
low- or moderate-income housing.  The City of Phoenix typically uses different 
terms: “Affordable Housing” as low-income housing, which is for residents earning 
up to 80% of the area median income; and “Workforce Housing”, which is for 
residents earning from 80% to 120% of the area median income.  These definitions 
are proposed to be added to the Zoning Ordinance, although “Affordable Housing” is 
already existing and is slightly revised for consistency. 
 
HB 2297 also includes a requirement that an existing commercial building be 
“economically and functionally obsolete” in order to qualify for the provisions 
regarding adaptive reuse.  The bill provides the definition, which in turn is proposed 
to be added to the Zoning Ordinance. 
 
 
2. Creation of a new Section 632, Adaptive Reuse and Multi-family (ARM) Overlay 
District 
 
The existing Section 632, High-Rise H-R1 District – High-Rise and High Density 
District, applied only to the area long-since rezoned as Downtown Code (Chapter 12 
of the Zoning Ordinance) and now is an archaic section of the Zoning Ordinance.  
This text amendment proposes to remove it and use its place in the Zoning 
Ordinance for the new ARM Overlay District. 
 
HB 2297 requires that the City designate “not more than 10% of the total existing 
commercial, office, or mixed use buildings within the municipality” for adaptive reuse 
and/or multi-family conversion, by right (i.e. no public hearings).   However, there are 
eligibility criteria provided in the bill, which in turn are provided in the standards of 
Section 632. 
 
Objective Standards 
A municipality must require the following objective standards, but no more, to qualify 
for the by-right permissions of HB 2297: 
• An administrative site plan review process. 
• Determination of adequate public water and sewer to serve the site. 
• Compliance with all applicable building construction and fire codes. 
• Determination that any existing on-site building is “economically and 
functionally obsolete”. 
• A minimum parcel size of one acre, and a maximum size of 20 acres.

Staff Report: Z-TA-3-24-Y and Z-136-24-Y (ARM Overlay District) 
September 24, 2024 
Page 4 
 
• Requirement that a minimum of 10% of the provided dwelling units are either 
low- and/or moderate-income housing (affordable and/or workforce housing). 
 
Height and Density 
In addition to the Objective Standards, by-right multi-family development has 
requirements regarding permitted height and density: 
 
• Height may not exceed (but also not be less than) five stories, except where 
within 100 feet of single-family zoned properties, where the height may be 
limited to two stories. 
• Density shall be equal to the highest allowable density within one mile of the 
building to be redeveloped. 
 
Exemptions 
HB 2297 also includes exemptions for properties adjacent to an FAA-licensed 
airport, and properties designated as historic.  Section 632 is written to exempt HP 
and HP-L designated properties, and does not include the TOC areas directly to the 
north and adjacent to Phoenix Sky Harbor Airport. 
 
Implementation within Transit-Oriented Communities 
The new Section 632 includes the objective standards, height and density 
requirements, and exemptions as stated in HB 2297.  The height and density 
provision will be discussed in more detail, as it is these provisions which led staff to 
suggest an overlay over the City’s designated Transit-Oriented Communities. 
 
The height requirement of HB 2297—five stories—is permitted within the Walkable 
Urban Code, starting with the T5:5 transect.  Therefore, staff have proposed that 
development qualifying for use of the ARM overlay be permitted to developed in 
accordance with Chapter 13 (WU Code), T5:5 development standards. 
 
The density requirement of HB 2297 is quite permissive, especially since adjacent 
portions of Downtown and properties zoned Walkable Urban Code have unrestricted 
(unlimited) density.   Since that could lead to properties within a one-mile radius of a 
site developed under the provisions of HB 2297 also being allowed unlimited 
density, staff propose to allow unlimited density by right for projects subject to these 
regulations, but only in areas already identified for unrestricted density and future 
conversion to Walkable Urban Code—the Transit-Oriented Communities.    
 
Permitted Uses 
The ARM Overlay District does not add or prohibit any additional uses; it simply 
allows multi-family development and adaptive reuse to develop with more density 
and intensity, by right, within districts which already permit it.   The proposed ARM 
Overlay District would not remove the underlying zoning classifications; rather, it 
would “overlay” the underlying zoning districts.  A property currently zoned “C-2 HRI” 
would become “C-2 HRI ARMOD” if approved as proposed.

Staff Report: Z-TA-3-24-Y and Z-136-24-Y (ARM Overlay District) 
September 24, 2024 
Page 5 
 
 
As an example, C-2 already permits multi-family development, but only to a 
maximum height of four stories, and with a maximum density of approximately 15 
dwelling units per acre.  A property located within the ARM Overlay District could 
choose to develop up to 5 stories, with no density limitations, but with the overlay 
requirement of 10% affordable and/or workforce housing, in addition to the other 
objective standards for applicability, such as lot size.  However, the overlay is 
proposed to be permissive:  a developer could still choose to develop per the 
existing zoning requirements, but with none of the additional height or density 
provisions of the ARM Overlay District. 
 
Qualifying Buildings/Sites 
As stated earlier, HB 2297 requires that the City allow by-right adaptive reuse and/or 
multi-family development on “not more than 10% of the total existing commercial, 
office, or mixed use buildings within the municipality.”  Staff have proposed an area 
appropriate for such development, but also with a high concentration of these types 
of uses and buildings.  While the proposed area of the ARM Overlay District 
comprises 6.1% of the City’s total land area, it includes more than 20% of the 
properties within the City zoned R-5, C-1, C-2, and C-3, which are the primary 
districts where commercial, office, and mixed use buildings are permitted.  The 
provisions for adaptive reuse may also be applied on additional properties zoned for 
office park and light industrial uses (Commerce Park, A-1, and A-2) within the ARM 
Overlay District. 
 
3. TOD-1 and TOD-2 Overlay District and other conflicts with ARM Overlay 
District requirements. 
 
The Interim Transit-Oriented Zoning Overlay District One (TOD-1) and the Interim 
Transit-Oriented Zoning Overlay District Two (TOD-2) are existing overlay districts 
applied along the Valley Metro Light Rail corridor and will overlap with much of the 
area proposed for the ARM Overlay District.  Staff propose that for projects 
developing under the provisions of the ARM Overlay District—use of Chapter 13, 
Walkable Urban Code standards—would not also be subject to the development 
standards of TOD-1 or TOD-2.  This is consistent with properties rezoned to 
Walkable Urban Code, which have the TOD overlay removed when rezoning to WU 
Code.   
 
The ARM Overlay District development standards would not override any other 
existing special planning areas having adopted regulatory plans, such as 
neighborhood plans, Specific Plans, or other overlay districts.  Rather, the ARM 
Overlay District provisions can be applied when they do not conflict with any other 
regulatory standards of such special planning areas.

Staff Report: Z-TA-3-24-Y and Z-136-24-Y (ARM Overlay District) 
September 24, 2024 
Page 6 
 
*ASSOCIATED REZONING CASE Z-136-24-Y 
Case Z-136-24-Y has been created to officially establish the zoning boundary of the 
proposed ARM Overlay District over the Transit Oriented Communities, with the 
exceptions as described above.   The map of the proposed boundary is attached as 
Exhibit B. 
 
CONCLUSION 
The proposed Adaptive Reuse and Multi-Family (ARM) Overlay District, comprising a 
large portion of the City’s Transit-Oriented Communities, is the most appropriate location 
for the by-right adaptive reuse and multi-family redevelopment entitlements required by 
HB 2297, not only because of the proximity to mass transit and prior studies leading to 
the designation of the TOC, but also because the area encompasses a large portion of 
the City’s existing commercial, office, and mixed use buildings. 
 
Staff recommends approval of Z-TA-3-24-Y per the language in Exhibit A, and Z-136-
24-Y be approved as shown in Exhibit B. 
 
 
Writer 
C. DePerro 
September 24, 2024 
 
Exhibits 
 
A. Proposed Language 
B. Sketch Map / Proposed Boundary

Exhibit A: Z-TA-3-24-Y 
September 24, 2024 
 
 
Page 7 
 
Exhibit A 
 
Staff proposed language that may be modified during the public hearing process is as 
follows: 
Section 202.  Definitions. 
Amend Chapter 2, Section 202 (Definitions) to add and/or modify definitions as 
follows: 
*** 
ECONOMICALLY AND FUNCTIONALLY OBSOLETE:  COMMERCIAL OR MIXED USE 
BUILDING(S) ON A SITE THAT ARE IN A STATE OF DISREPAIR OR HAVE A FIFTY 
PERCENT VACANCY IN THE TOTAL LEASABLE SQUARE FOOTAGE, IN 
ACCORDANCE WITH A.R.S. §9-462.10. 
*** 
Affordable Housing, AFFORDABLE:  Residential or mixed-use development providing 
HUD or other assisted low-income housing, as verified by the Phoenix Housing 
Department; typically includes dwelling unit(s) committed for a minimum term through 
covenants or restrictions to households with incomes at 80 percent or less of the area 
median income, as defined by the United States Department of Housing and Urban 
Development for the City.  
 
HOUSING, WORKFORCE: RESIDENTIAL OR MIXED-USE DEVELOPMENT 
PROVIDING HUD OR OTHER ASSISTED MODERATE-INCOME HOUSING, AS 
VERIFIED BY THE PHOENIX HOUSING DEPARTMENT; TYPICALLY INCLUDES 
DWELLING UNIT(S) COMMITTED FOR A MINIMUM TERM THROUGH COVENANTS 
OR RESTRICTIONS TO HOUSEHOLDS WITH INCOMES OF AT LEAST 80 PERCENT 
AND UP TO 120 PERCENT OF THE AREA MEDIAN INCOME, AS DEFINED BY THE 
UNITED STATES DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT. 
***

Exhibit A: Z-TA-3-24-Y 
September 24, 2024 
 
 
Page 8 
 
Section 632.  High-Rise H-R1 District—High-Rise and High Density District. 
Amend Chapter 6, Section 632 (High-Rise H-R1 District—High-Rise and High 
Density District) to strike everything, and replace with the following text: 
SECTION 632. ADAPTIVE REUSE AND MULTI-FAMILY (ARM) OVERLAY DISTRICT 
 
A. 
PURPOSE.  THE PURPOSE OF THIS OVERLAY IS TO ESTABLISH ZONING 
REGULATIONS WHICH ACHIEVE COMPLIANCE WITH A.R.S. §9-462.10, AS 
FOLLOWS: 
1. 
PROVIDE ALTERNATIVE DEVELOPMENT STANDARDS FOR THE NON-
RESIDENTIAL ADAPTIVE REUSE OF EXISTING COMMERCIAL 
BUILDINGS. 
2. 
ALLOW MULTI-FAMILY DEVELOPMENT BY RIGHT ON EXISTING 
COMMERCIAL PROPERTIES, SUBJECT TO CERTAIN DEVELOPMENT 
STANDARDS ALSO PROVIDED WITHIN THIS SECTION. 
B. 
APPLICABILITY. THIS OVERLAY APPLIES TO ALL LAND WITHIN THE 
ADOPTED TRANSIT ORIENTED COMMUNITIES, PER THE MAP PROVIDED 
BELOW, WITH THE FOLLOWING EXCEPTIONS:  
1. 
NOT APPLICABLE TO ANY PROPERTY WITH HISTORIC DESIGNATION, 
AS FOLLOWS: 
 
a. 
PROPERTIES DESIGNATED HP OR HP-L. 
 
 
b. 
PROPERTIES DESIGNATED AS HISTORIC ON THE NATIONAL 
REGISTER OF HISTORIC PLACES. 
 
2. 
NOT APPLICABLE TO PROPERTIES LOCATED WITHIN EITHER THE 
GATEWAY TOC OR THE 50TH STREET STATION AREA. 
3. 
NOT APPLICABLE TO PROPERTIES ZONED DOWNTOWN CODE PER 
CHAPTER 12. 
4. 
NOT APPLICABLE TO PROPERTIES ZONED WALKABLE URBAN CODE 
PER CHAPTER 13.

Exhibit A: Z-TA-3-24-Y 
September 24, 2024 
 
 
Page 9

Exhibit A: Z-TA-3-24-Y 
September 24, 2024 
 
 
Page 10 
 
C. 
CONFLICTS.  
1. 
IF A PROPERTY SUBJECT TO THIS OVERLAY DISTRICT IS ALSO 
SUBJECT TO A SPECIAL PLANNING DISTRICT, SPECIFIC PLAN, 
NEIGHBORHOOD PLAN, OR SIMILAR REGULATORY PLAN ADOPTED 
BY COUNCIL, THE PROVISIONS OF THIS OVERLAY DISTRICT APPLY 
ONLY WHEN THEY DO NOT CONFLICT WITH THE OTHER ADOPTED 
REGULATORY PLANS.   
2. 
IF A PROPERTY SUBJECT TO THIS OVERLAY DISTRICT IS ALSO 
SUBJECT TO THE TOD-1 OR TOD-2 OVERLAYS (SECTIONS 662 AND 
663, RESPECTIVELY), THE TOD-1 OR TOD-2 OVERLAYS DO NOT 
APPLY WHEN CHAPTER 13 DEVELOPMENT REGULATIONS ARE 
UTILIZED FOR A DEVELOPMENT IN ACCORDANCE WITH SECTION 
632.H.2.b. 
D. 
VARIANCES.  A PROVISION OF THIS OVERLAY DISTRICT MAY BE MODIFIED 
THROUGH THE VARIANCE PROCESS DISCUSSED IN SECTION 307, BUT 
ONLY WHEN THE VARIANCE REQUEST DOES NOT CAUSE NON-
COMPLIANCE WITH A.R.S. §9-462.10. 
E. 
PERMITTED USES.   THE REGULATIONS GOVERNING THE USES OF LAND
AND STRUCTURES SHALL BE AS SET FORTH IN THE UNDERLYING ZONING
DISTRICTS EXCEPT AS EXPRESSLY MODIFIED BY THIS OVERLAY DISTRICT.
F. 
GENERAL DEVELOPMENT REGULATIONS.  THE FOLLOWING REGULATIONS 
APPLY TO ALL DEVELOPMENT UTILIZING THE PROVISIONS OF THIS 
OVERLAY DISTRICT: 
1. 
DEVELOPMENT REVIEW PER SECTION 507 IS REQUIRED.  
a. 
THE FINAL SITE PLAN SHALL EXPLICITLY STATE WHICH, IF 
ANY, OF THE PROVISIONS OF THIS OVERLAY DISTRICT ARE TO 
BE IMPLEMENTED BY THE SUBJECT DEVELOPMENT. 
2. 
ADEQUATE PUBLIC WATER AND SEWER SERVICE FOR THE ENTIRE 
PROPOSED DEVELOPMENT SHALL BE PROVIDED, AS DETERMINED 
BY THE WATER SERVICES DEPARTMENT.

Exhibit A: Z-TA-3-24-Y 
September 24, 2024 
 
 
Page 11 
 
3. 
COMPLIANCE WITH ALL APPLICABLE CONSTRUCTION AND FIRE 
CODES IS REQUIRED. 
4. 
THE EXISTING BUILDINGS ON THE PROPOSED DEVELOPMENT SITE 
MUST BE ECONOMICALLY OR FUNCTIONALLY OBSOLETE, AS 
DEMONSTRATED TO AND APPROVED BY PDD. 
5. 
THE EXISTING BUILDINGS MUST BE LOCATED WITHIN A UNIFIED 
DEVELOPMENT (APPROVED TOGETHER ON ONE SITE PLAN), AND 
THE AREA INCLUDED WITHIN THE UNIFIED DEVELOPMENT IS AT 
LEAST ONE NET ACRE BUT DOES NOT EXCEED 20 NET ACRES. 
G. 
DEVELOPMENT REGULATIONS—ADAPTIVE REUSE.  THE FOLLOWING 
REGULATIONS MAY BE APPLIED TO NON-RESIDENTIAL ADAPTIVE REUSE 
OF EXISTING COMMERCIAL, OFFICE, OR MIXED USE BUILDINGS WITHIN 
THIS OVERLAY DISTRICT, WHEN ALSO IN COMPLIANCE WITH SUBSECTION 
F, AS FOLLOWS: 
 
1. 
AUTOMOBILE PARKING SHALL BE PROVIDED AS REQUIRED BY THE 
UNDERLYING ZONING DISTRICT. 
2. 
SETBACKS SHALL BE AS REQUIRED BY THE UNDERLYING ZONING 
DISTRICT, WITH THE FOLLOWING MODIFICATIONS: 
 
a. 
IF THE MINIMUM SETBACK FOR THE PROPOSED USE IS 
GREATER THAN THAT OF THE EXISTING BUILDING, THE 
PROPOSED USE MAY BE PROVIDED AT THE EXISTING 
SETBACK SO LONG AS THE PROPOSED USE IS PERMITTED BY 
RIGHT WITHIN THE UNDERLYING ZONING.  
 
 
b. 
IF THE PROPOSED USE HAS SPACING OR SEPARATION 
REQUIREMENTS REQUIRED BY THE UNDERLYING ZONING, 
THOSE PROVISIONS STILL APPLY. 
3. 
MAXIMUM BUILDING HEIGHT SHALL BE AS REQUIRED BY THE 
UNDERLYING ZONING, WITH THE FOLLOWING MODIFICATIONS:

Exhibit A: Z-TA-3-24-Y 
September 24, 2024 
 
 
Page 12 
 
 
a. 
IF THE MAXIMUM HEIGHT FOR THE PROPOSED USE IS LESS 
THAN THAT OF THE EXISTING BUILDING, THE PROPOSED USE 
MAY BE PROVIDED AT ANY HEIGHT WITHIN THE EXISTING 
BUILDING SO LONG AS THE PROPOSED USE IS A USE 
PERMITTED BY RIGHT WITHIN THE UNDERLYING ZONING 
DISTRICT.  
 
 
b. 
ANY NEW BUILDINGS SHALL COMPLY WITH THE HEIGHT 
PROVISIONS OF THE UNDERLYING ZONING DISTRICT. 
 
H. 
DEVELOPMENT REGULATIONS—MULTI-FAMILY AND MIXED USE 
DEVELOPMENT.  THE FOLLOWING REGULATIONS APPLY TO MULTIFAMILY 
AND MIXED USE DEVELOPMENT WITHIN THIS OVERLAY DISTRICT, WHEN 
ALSO IN COMPLIANCE WITH SUBSECTION F, AS FOLLOWS: 
 
1. 
THE PROPOSED DEVELOPMENT SITE SHALL HAVE AN UNDERLYING 
ZONING CLASSIFICATION OF R-5 (SECTION 618), R-4A (SECTION 619), 
C-1 (SECTION 622), C-2 (SECTION 623), OR C-3 (SECTION 624). 
2. 
MULTI-FAMILY DEVELOPMENT SHALL COMPLY WITH ONLY ONE OF 
THE FOLLOWING (a OR b): 
 
a. 
ALL DEVELOPMENT REGULATIONS APPLICABLE TO MULTI-
FAMILY DEVELOPMENT IN THE UNDERLYING ZONING 
DISTRICT, OR 
 
 
b. 
ALL DEVELOPMENT REGULATIONS APPLICABLE TO MULTI-
FAMILY DEVELOPMENT SUBJECT TO CHAPTER 13, WALKABLE 
URBAN CODE, TRANSECT T5:5, WITH THE FOLLOWING 
MODIFICATIONS: 
 
 
 
(1) 
DENSITY IS NOT RESTRICTED. 
 
 
 
 
(2) 
HEIGHT IS RESTRICTED TO FIVE STORIES AND 56 FEET 
IN HEIGHT, EXCEPT THAT FOR BUILDINGS LOCATED 
WITHIN 100 FEET OF A SINGLE-FAMILY ZONING 
DISTRICT, THE MAXIMUM HEIGHT SHALL BE 
RESTRICTED TO TWO STORIES AND 30 FEET.

Exhibit A: Z-TA-3-24-Y 
September 24, 2024 
 
 
Page 13 
 
 
 
(3) 
A MINIMUM OF TEN PERCENT OF THE TOTAL NUMBER 
OF DWELLING UNITS PROVIDED SHALL BE AFFORDABLE 
AND/OR WORKFORCE HOUSING FOR A MINIMUM TERM 
OF TWENTY YEARS AFTER THE INITIAL OCCUPATION OF 
THE PROPOSED DEVELOPMENT, AS APPROVED BY THE 
CITY’S HOUSING DEPARTMENT.  
 
 
3. 
MIXED USE DEVELOPMENT (RESIDENTIAL AND NON-RESIDENTIAL 
USES) SHALL COMPLY WITH THE MULTI-FAMILY DEVELOPMENT 
REGULATIONS STATED IN THIS SECTION, IN ADDITION TO ALL NON-
RESIDENTIAL USE REGULATIONS APPLICABLE TO SUCH USES 
WITHIN THE T5:5 TRANSECT.  HOWEVER, NON-RESIDENTIAL USES 
ARE ONLY PERMITTED IN MIXED USED DEVELOPMENT WHEN THE 
UNDERLYING ZONING ALSO PERMITS THE PROPOSED NON-
RESIDENTIAL USES. 
 
I. 
DEVELOPMENT REGULATIONS—OTHER.   A PROPOSED DEVELOPMENT 
NOT SUBJECT TO EITHER SUBSECTION G OR SUBSECTION H ABOVE MUST 
COMPLY WITH ALL APPLICABLE DEVELOPMENT REGULATIONS OF THE 
UNDERLYING ZONING FOR THE SITE. 
*** 
Section 662.  Interim Transit-Oriented Zoning Overlay District One (TOD-1). 
Amend Chapter 6, Section 662 (Interim Transit-Oriented Zoning Overlay District One
(TOD-1)) to amend as follows: 
Section 662. Interim Transit-Oriented Zoning Overlay District One (TOD-1). 
 
*** 
B. 
Applicability. The City of Phoenix’ Transit-Oriented Development Overlay District 
(TOD-1) shall apply to lands delineated on the City’s Official Supplementary Zoning 
Map 1086 as adopted on November 19, 2003, AS AMENDED. All land uses and 
development including, but not limited to buildings, drives, parking areas, 
landscaping, streets, alleys, greenways, and pedestrian/bicycle ways designated to 
be within this district, shall be located and developed in accordance with the 
following provisions: 
***

Exhibit A: Z-TA-3-24-Y 
September 24, 2024 
 
 
Page 14 
 
C. 
Inconsistencies of Underlying Districts. In the event that the underlying zoning 
district standards, or other ordinance or regulations are inconsistent with these 
overlay Zoning Ordinance standards or any other provisions herein, the standards 
of the TOD-1 shall apply., WITH THE FOLLOWING EXCEPTION: 
1. 
PROPERTIES SUBJECT TO SECTION 632, ADAPTIVE REUSE AND 
MULTI-FAMILY (ARM) OVERLAY DISTRICT, ARE NOT SUBJECT TO 
TOD-1 DEVELOPMENT STANDARDS WHEN THE DEVELOPMENT IS 
CONSTRUCTED IN COMPLIANCE WITH THE DEVELOPMENT 
STANDARDS OF CHAPTER 13.   HOWEVER, ALL USE REGULATIONS 
OF TOD-1 (BOTH PERMISSIONS AND PROHIBITIONS) SHALL STILL 
APPLY TO SUCH PROPERTIES. 
*** 
Section 663.  Interim Transit-Oriented Zoning Overlay District One (TOD-2). 
Amend Chapter 6, Section 663 (Interim Transit-Oriented Zoning Overlay District 
Two (TOD-2)) to amend as follows: 
Section 663. Interim Transit-Oriented Zoning Overlay District Two (TOD-2). 
 
*** 
B. 
Applicability. The City of Phoenix’ Transit-Oriented Development Overlay District 
(TOD-2) shall apply to lands delineated on the City’s Official Supplementary Zoning 
Map 1086 as adopted on November 19, 2003, AS AMENDED. All land uses and 
development including, but not limited to buildings, drives, parking areas, 
landscaping, streets, alleys, greenways, and pedestrian/bicycle ways designated to 
be within this district, shall be located and developed in accordance with the 
following provisions: 
*** 
C. 
Inconsistencies of Underlying Districts. In the event that the underlying zoning 
district standards, or other ordinance or regulations are inconsistent with these 
overlay Zoning Ordinance standards or any other provisions herein, the standards 
of the TOD-2 shall apply., WITH THE FOLLOWING EXCEPTION:

Exhibit A: Z-TA-3-24-Y 
September 24, 2024 
 
 
Page 15 
 
1. 
PROPERTIES SUBJECT TO SECTION 632, ADAPTIVE REUSE AND 
MULTI-FAMILY (ARM) OVERLAY DISTRICT, ARE NOT SUBJECT TO 
TOD-2 DEVELOPMENT STANDARDS WHEN THE DEVELOPMENT IS 
CONSTRUCTED IN COMPLIANCE WITH THE DEVELOPMENT 
STANDARDS OF CHAPTER 13.   HOWEVER, ALL USE REGULATIONS 
OF TOD-2 (BOTH PERMISSIONS AND PROHIBITIONS) SHALL STILL 
APPLY TO SUCH PROPERTIES. 
***

¯
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2.5
5
1.25
Miles
VILLAGE:
COUNCIL DISTRICT: Various
APPLICANT'S NAME:
APPLICATION NO:
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
MULTIPLES PERMITTED
CONVENTIONAL OPTION
* UNITS P.R.D OPTION
REQUESTED CHANGE:
FROM:
TO:
DATE:
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
ZONING MAP
* Maximum Units Allowed with P.R.D. Bonus
9/25/2024
Z-136-24
City of Phoenix Planning Commission
Z-136-24
20373.69 Acres
Various
D8, F3-F9, G3-9,H7-H8,
I7, J6-J7, K6-K7
Various Zoning Districts
Various Underlying Zoning Districts with the
Adaptive Reuse and Multi-Family Overlay District
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