STAFF REPORT EXHIBITS_250 RIO_010826.PDF
Extracted text (via pymupdf)
44020 characters
EXHIBITS
for
250 RIO
(PL250333)
1-8.
Site Context (Zoning Map, Aerial Map, Aerial with Site Plan Overlay, and
Site Photos)
9-19.
Applicant’s Letter of Explanation
20-23.
Planned Area Development Overlay (Existing and Proposed)
24-29.
Conceptual Building Design (Blackline Elevations, Renderings, and First
and Fourth Floor Plans)
30-35.
Neighborhood Meeting Summary and Public Input
36-37.
Waiver of Rights and Remedies
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
Enterprise GIS and Data Analytics Group; City of Tempe
, Microsoft, Vantor
General Industrial District (GID)
City Center (CC)
! ! ! ! ! !
! ! ! ! ! !
! ! ! ! ! !
! ! ! ! ! !
Mixed Use High (MU-4)
Single-Family Residential (R1-6)
.
250 RIO
PL250333
EXHIBIT 1
SITE
CC
TOD
Enterprise GIS and Data Analytics Group; City of Tempe
, Microsoft, Vantor
²
Aerial Map
250 RIO
PL250333
EXHIBIT 2
EXHIBIT 3
EXHIBIT 4
EXHIBIT 5
EXHIBIT 6
EXHIBIT 7
EXHIBIT 8
2860.40.5308924.3
250 RIO
250 West Rio Salado Parkway
Tempe Planning Case No. PL250333
Applicant’s Letter of Explanation for:
Amended Planned Area Development Overlay
Prepared by:
40 North Central Avenue, 20th Floor | Phoenix, AZ 85004
Contact:
Gammage & Burnham, PLC
Attn: Manjula M. Vaz
(602) 256-4461
mvaz@gblaw.com
Submittal Date: November 3, 2025
EXHIBIT 9
2860.40.5308924.3
Introduction
250 Rio Owner LLC (the “Applicant”), a company affiliated with Hines, respectfully
submits this amended planned area development (“PAD”) overlay request (the “Application”) to
accommodate the redevelopment of approximately of approximately 1.81 acres of property located
at the northeast corner of Ash Avenue and Rio Salado Parkway in downtown Tempe (the “Site”).
The Site is currently approved for a development known as 250 Rio generally consisting of the
preservation and rehabilitation of the historic Ash Avenue roadbed (the “Historic Roadbed”), a 14-
story tower providing 210,500 square feet of office space, 4,500 square feet of flex commercial
space, and an integrated six-level parking structure (collectively, the “Approved Project”).
Founded in 1957 and headquartered in Houston, Texas, Hines is a privately owned global
real estate investment, development, and management firm with a presence in 30 countries and
$93.2 billion of assets under management. With extensive experience across all property types,
Hines is one of the largest and most respected real estate organizations in the world. Properties
owned, developed and/or managed by Hines in Tempe include 100 Mill (commercial development
comprised of an office tower, the preserved Hayden House, and a planned hotel tower at the
southwest corner of Mill Avenue and Rio Salado Parkway) and 111 West Rio / ADP (nine-story
office building located at the southeast corner of Ash Avenue and Rio Salado Parkway).
The Site, which is currently unimproved, is an incredible opportunity for a unique
development in the Downtown Tempe District. Bound by Tempe Beach Park to the north and east
and Rio Salado Parkway to the south and west, the Site is one of the last remaining parcels at the
core of Tempe Town Lake. See Figure A provided below for an aerial photograph of the Site and
surrounding area. In addition, unique adjacencies, such as the Historic Roadbed, the historic Ash
Avenue Bridge Abutment and Veterans Memorial within Tempe Beach Park, and the terraced
bleachers built of river cobbles at Tempe Beach Stadium to the east and northeast, provide
opportunities for celebration and activation of Tempe landmarks.
EXHIBIT 10
250 Rio
Amended PAD Application
Applicant’s Letter of Explanation
2
2860.40.5308924.3
Modified Project Description
In response to demand for new for-sale housing product in downtown Tempe and due to
the continuing lack of demand for new commercial office space since the pandemic, the Applicant
is requesting to amend the Site’s PAD overlay to accommodate the development of a for-sale
multifamily residential development (the “Modified Project”) consisting of:
• A 16-story (approximately 215’-0”) tower, including an integrated three-level parking
structure.
• 110 for-sale multifamily residential units, consisting of:
o 75 two-bedroom units.
o 23 three-bedroom units.
o 12 four-bedroom units, including three walkup townhouse style units
oriented towards a pocket park along the Site’s Rio Salado Parkway
frontage and two walkup townhouse style units along the Historic
Roadbed.
• The preservation and rehabilitation of the adjoining Historic Roadbed.
• Numerous amenities, including a dog and pocket parks at street-level and a pool,
pool deck, and fitness center on the 4th floor.
• Significant landscape enhancements, including pocket and dog parks along the
Site’s Rio Salado Parkway frontage, a plaza and garden along the Historic
Roadbed, and an amenity deck on the 4th floor.
• 226 vehicle parking spaces.
• 113 bicycle parking spaces.
The Modified Project, which represents a substantial reinvestment in downtown Tempe, is
an opportunity to make a significant statement along Rio Salado Parkway (a main gateway into
downtown Tempe) with the introduction of a modern, high-quality residential tower. The Modified
Project will provide new opportunities for owning a home within downtown, celebrate and activate
historical landmarks adjacent to the Site, and provide new open space.
As reflected by the conceptual renderings included in the Application submittal package,
the overall architectural character of the Modified Project is a contemporary design that will ensure
the establishment of a recognizable and usable space. More specific information and details
pertaining to the Modified Project’s architectural, site, and landscape designs will be provided as
part of a development plan review application to be processed separately in the future.
Area Context
The Site is located within the Downtown Tempe District. Existing and features in the
immediate area surrounding the Site include:
• The Historic Roadbed to the east.
• Tempe Beach Park to the north and east.
EXHIBIT 11
250 Rio
Amended PAD Application
Applicant’s Letter of Explanation
3
2860.40.5308924.3
• The Ash Avenue Bridge Abutment and Veterans Memorial within Tempe Beach Park to
the northeast.
• Tempe Beach Park stadium beyond the Historic Roadbed to the east.
• A City parking lot for Tempe Beach Park to the north.
• Tempe Town Lake to the north beyond Tempe Beach Park.
• The Tempe Streetcar line along the Site’s Rio Salado Parkway frontage to the south.
• The Valley Metro light rail and Union Pacific Railroad lines to the west across Rio Salado
Parkway.
• The 100 Mill commercial development to the southeast at the southwest corner of Mill
Avenue and Rio Salado Parkway.
• The Tempe Center for the Arts to the west along Tempe Town Lake.
• The Regatta Pointe condominiums to the west across from Rio Salado Parkway.
Other existing and approved uses and features in the surrounding downtown and lakefront areas
include a variety of employment, commercial, residential and mixed-use developments.
As alluded to above, the Site is also accessible by multiple modes of public transportation,
including the Tempe Beach Park / Rio Salado streetcar station located immediately southeast of
the Site along Rio Salado Parkway and the 3rd Street / Ash streetcar station located approximately
775 feet to the southwest along Ash Avenue. The Mill Avenue / 3rd Street light rail station is also
located approximately 1,000 feet southeast of the Site. The in-place network of recreational
amenities and transit connectivity in the area surrounding the Site supports the Application’s goal
for providing a vibrant and pedestrian-friendly development in downtown Tempe. See Figure B
for a context map identifying existing land uses and features in the surrounding area.
EXHIBIT 12
250 Rio
Amended PAD Application
Applicant’s Letter of Explanation
4
2860.40.5308924.3
Planning Context
Zoning
As shown in Figure C below, the Site is zoned City Center (“CC”) with a PAD overlay
and is located within the Rio Salado and Transportation overlay zoning districts. The Applicant is
not requesting to rezone the Site. In response to demand for new for-sale housing product in
downtown Tempe and due to the continuing lack of demand for new commercial office space since
the pandemic, the Applicant is requesting to amend the Site’s PAD overlay to accommodate the
development of a for-sale multifamily residential development, the “Modified Project” detailed
above. The CC district, which permits all types of residential uses by right, is a mixed-use district
intended to create a vibrant downtown core. The Modified Project will add to this to vibrancy by
providing a new and needed for-sale housing product within the downtown core in proximity to
employment, commercial and recreational use, as well as public transportation infrastructure.
EXHIBIT 13
250 Rio
Amended PAD Application
Applicant’s Letter of Explanation
5
2860.40.5308924.3
General Plan 2050
As shown in Figure D below, General Plan 2050 (the “General Plan”) projects the Site for
Mixed-Use Urban development with a residential density greater than 65 dwelling units per acre.
The Mixed-Use Urban use and density category supports creatively designed developments that
help to create an urban activity hub in proximity to employment uses, open space, transit facilities
and other urban amenities. The proposed Modified Project will introduce new for-sale housing in
an area already well-served by transit, recreational amenities, and commercial / employment uses.
The Application’s proposed for-sale residential use within the context of the surrounding uses and
features will advance the General Plan’s vision of the downtown and lakefront areas as a vibrant
and active neighborhood. The Modified Project’s public-facing improvements will preserve and
rehabilitate the Historic Roadbed as a pedestrian plaza and provide enhanced landscaping,
including a pocket park, along Rio Salado Parkway. These elements will advance the City’s goals
for downtown walkability and the activation of the public realm.
EXHIBIT 14
250 Rio
Amended PAD Application
Applicant’s Letter of Explanation
6
2860.40.5308924.3
Downtown Tempe/Rio Salado/ASU/NW Neighborhoods Character Area Plan
In order to advance the goals and implement the vision of General Plan 2050, the City
adopted a character area plan for Downtown Tempe, the Rio Salado corridor, the ASU and the
Northwest Neighborhoods area (the “Character Area 3 Plan”). The Site is located within the
boundaries of the Character Area 3 Plan. The general vision of this plan is to create a harmonious
patchwork of destinations that connect Downtown Tempe, Tempe Town Lake, ASU, and the
surrounding neighborhoods through active, walkable, and transit-oriented environments. The
Modified Project has been designed in alignment with the Character Area 3 Plan’s design
guidelines and placemaking principles. Specifically, the Modified Project will advance several key
performance measures set forth in the Character Area 3 Plan related to design quality, connectivity,
and public realm activation, including:
o Encouraging high-quality, compact redevelopment within the urban core that enhances
pedestrian activity and supports nearby destinations.
o Promoting multimodal connectivity by integrating streetscape improvements that enhance
walkability, support bicycle use, and connect to nearby transit nodes.
o Activating public edges through meaningful design elements that create engaging
pedestrian experiences.
o Reinforcing a walkable, transit-oriented district through a site and urban design approach
that supports public transportation infrastructure.
o Enhancing access to cultural, recreational, and employment destinations by supporting the
creation of well-designed connections between Downtown Tempe, Tempe Town Lake, and
Arizona State University.
Downtown/Mill Avenue District Community Design Principles
The Site is located within the Downtown / Mill Avenue District (the “Downtown Tempe
District” or “District”) planning area. In April 2006, the City adopted a set of design principles for
the District intended to guide continued reinvestment toward a high-quality built environment.
These principles emphasize enhancement of the public realm and the creation of a strong sense of
place. They promote mixed-use intensity, walkable connections, enduring architectural quality,
sensitivity to climate, and opportunities for social interaction.
The proposed for-sale residential development reflects these principles by introducing a
well-designed housing opportunity that fits within the context of downtown Tempe. The design
incorporates a variety of pedestrian improvements, such as open space at the street level, upgraded
landscaping, and direct connections to nearby amenities, including the adjoining Historic Roadbed
to be preserved and rehabilitated as part of the Modified Project. Together, these elements
contribute to a visually appealing and secure setting that support an active urban lifestyle. The site
and landscape designs associated with the Modified Project will also reactivate the historic Ash
Avenue corridor and improve pedestrian connections to Tempe Beach Park, Tempe Town Lake,
and the surrounding downtown area. This type of investment and the provision of for-sale
residential units supports the long-term vision of the District and contributes to its continued
evolution as a vibrant and livable urban center.
EXHIBIT 15
250 Rio
Amended PAD Application
Applicant’s Letter of Explanation
7
2860.40.5308924.3
Mill & Lake District
The Site is located in the Mill & Lake District. In 2011, the City adopted streetscape
principles & guidelines (“Streetscape Guidelines”) for public right-of-way within the Mill & Lake
District to guide future redevelopment in the district in a manner that, among other things,
promotes human interaction, enhances streetscape infrastructure, encourages reinvestment and
provides an interconnected streetscape in the district with a diverse continuity.
The Streetscape Guidelines designate the Site’s Rio Salado Parkway frontage as an external
connector/transit street. As stated in the Streetscape Guidelines, the purpose of external
connector/transit streets is to connect the internal core of the district with adjoining neighborhoods
or other connectors, including current or planned transit routes. The external connector/transit
streets convey much of the character of Mill Avenue into the rest of the district and beyond. As
will be detailed on the landscape plan to be provided as part of the development plan review
application package, the Modified Project’s streetscape materials will be selected in accordance
with the spirit of the Streetscape Guidelines applicable to external connector/transit streets. As
noted above, one of the primary intents of the Modified Project is to enhance pedestrian
connections in the Downtown Tempe District by providing a pleasant streetscape environment.
Tempe Historic Preservation Plan
The Tempe Historic Preservation Plan (the “Preservation Plan”) serves both as a guiding
objective for the Tempe Historic Preservation Commission and as an implementation tool for the
City’s Historic Preservation Ordinance. Adopted by the City Council and most recently updated
in June 2022, the Preservation Plan advances policies that identify, preserve, and protect
significant historic and archaeological resources while also promoting civic identity, education,
and economic vitality. It emphasizes preservation in-place as the preferred strategy for managing
historic resources and highlights the role of historic features in supporting broader community
development and placemaking efforts.
Consistent with the Approved Project, the Modified Project proposes to rehabilitate and
preserve the historic Ash Avenue roadbed located along the eastern edge of the Site, while also
enhancing ADA-accessible pedestrian connections to the adjacent Ash Avenue Bridge Abutment,
a designated in-place historic property. These improvements are consistent with the Preservation
Plan’s updated goals, which encourage creative approaches to integrating preserved features into
contemporary development. The Modified Project intentionally orients residential units and public
realm elements toward the historic alignment to celebrate its significance while fostering public
interaction. This approach aligns with the Plan’s emphasis on visibility, accessibility, and
community benefit as essential outcomes of successful preservation. As reflected by the Certificate
of Appropriateness approved for the Approved Project’s landscape plan the Historic Roadbed in
2022, the proposed work contributes to the City’s broader preservation mission by protecting a
locally significant historic asset that reinforces the cultural identity of the Downtown Tempe
district.
Town Lake Design
The Site is located within the planning area governed by the Tempe Town Lake Design
EXHIBIT 16
250 Rio
Amended PAD Application
Applicant’s Letter of Explanation
8
2860.40.5308924.3
Principles, which establish a policy foundation to guide future development along the lakefront.
These principles promote cohesive urban design and visual connectivity, with an emphasis on the
public realm along the Town Lake corridor. While specific architectural and landscape design
elements will be addressed through the separate development plan review process, the principles
listed below are those within the Town Lake Design document that most closely align with the
vision of the Modified Project:
Principles
o "Prioritize pedestrian comfort, safety, and connectivity throughout the site."
o "Celebrate views to and from Town Lake while screening vehicular and service
functions from public view."
o "Provide a robust mix of landscape and hardscape elements to define public spaces
and enhance walkability."
o "Design spaces that foster recreation, passive use, and a connection to the lake’s
identity."
o “Podium level is human-scaled with pedestrian amenities and different finishing
treatments”
Analysis
The Modified Project has been thoughtfully designed to engage the pedestrian
realm along both Rio Salado Parkway and the Historic Roadbed to energize the pedestrian
walkway connecting Rio Salado Parkway to Tempe Beach Park. The Modified Project’s
landscape, including street trees, will be thoughtfully selected and placed throughout the
Project’s pedestrian realm to provide a comfortable pedestrian experience at street and
pedestrian levels. The Modified Project’s garage podium, which will be partially wrapped
by residential units, has been intentionally designed to distinguish it from upper residential
levels. Furthermore, the Modified Project’s site design promotes pedestrian movement and
visual connectivity between Rio Salado Parkway, the Historic Roadbed, and Tempe Beach
Park. Lastly, the Modified Project’s design concept will support the goals of the Town
Lake Design document, including enhanced accessibility, public realm integration, and
long-term urban lakefront activation.
Amended Planned Area Development — Approval Criteria
Pursuant to Zoning and Development Code (“ZDC”) Section 6-305, the Applicant is
requesting an Amended PAD overlay to establish site specific building height, step-back and
setback standards to accommodate the development of the Modified Project. As discussed above,
the Modified Project is consistent with and will fulfill the goals and objectives envisioned for the
Site and surrounding area by the General Plan, as well as the area and policy plans applicable to
the Site. As discussed below, the Project satisfies the formal PAD overlay approval criteria
specified by ZDC Section 6-305.D:
1. The development fulfills certain goals and objectives in the General Plan, and the
principles and guidelines of other area policy plans. Performance considerations are
established to fulfill those objectives.
As discussed in detail in the planning context section of this letter, the Modified
EXHIBIT 17
250 Rio
Amended PAD Application
Applicant’s Letter of Explanation
9
2860.40.5308924.3
Project is consistent with the objectives of General Plan 2050 and area policy plans
applicable to the Site.
2. Standards requested through the PAD Overlay District shall take into consideration the
location and context for the site for which the project is proposed.
The Modified Project and associated standards have taken into consideration the
context of the area. The Modified Project is of an appropriate scale and conceptual design
in the context of:
▪ The adjacent historic Ash Avenue roadbed and Ash Avenue Bridge Abutment;
▪ Tempe Beach Park to the east and north.
▪ Tempe Town Lake to the north;.
▪ The Tempe Streetcar line along the Site’s Rio Salado Parkway frontage to the
south.
▪ The Tempe Streetcar station on Rio Salado Parkway to the east.
▪ The Tempe Streetcar station on Rio Salado Parkway to the east.
▪ The Valley Metro light rail line to the west across Rio Salado Parkway.
▪ The Mill Avenue / 3rd Street light rail station to the southeast.
▪ The 229-foot tall 100 Mill commercial development at the southwest corner of
Mill Avenue and Rio Salado Parkway.
▪ The 144-foot tall 111 West Rio / ADP office building located southeast of the
Site across Rio Salado Parkway.
▪ The multitude of employment, commercial, residential, hospitality, educational
and transportation uses throughout downtown Tempe and in proximity to the Site.
3. The development appropriately mitigates transitional impacts on the immediate
surroundings.
The Modified Project appropriately mitigates transitional impacts on immediate
surroundings, as it has been designed in the context of:
▪ The adjacent historic Ash Avenue roadbed and Ash Avenue Bridge Abutment;
▪ Tempe Beach Park to the east and north.
▪ Tempe Town Lake to the north;.
▪ The Tempe Streetcar line along the Site’s Rio Salado Parkway frontage to the
south.
▪ The Tempe Streetcar station on Rio Salado Parkway to the east.
▪ The Tempe Streetcar station on Rio Salado Parkway to the east.
▪ The Valley Metro light rail line to the west across Rio Salado Parkway.
▪ The Mill Avenue / 3rd Street light rail station to the southeast.
▪ The 229-foot tall 100 Mill commercial development at the southwest corner of
Mill Avenue and Rio Salado Parkway.
▪ The 144-foot tall 111 West Rio / ADP office building located southeast of the
Site across Rio Salado Parkway.
▪ The multitude of employment, commercial, residential, hospitality, educational
and transportation uses throughout downtown Tempe and in proximity to the Site.
EXHIBIT 18
250 Rio
Amended PAD Application
Applicant’s Letter of Explanation
10
2860.40.5308924.3
Furthermore, the Modified Project’s provision of the following will mitigate transitional impacts:
▪ Lighting is compatible with adjoining and nearby uses.
▪ Vehicular circulation that will minimize conflicts between pedestrians and
vehicle movements to the extent possible.
▪ Integrated structured parking that will minimize the asphalt area on-site, which in
return will significantly reduce the typical heat-island effect that could otherwise
occur on surrounding properties.
Conclusion
The Applicant is proposing to redevelop the Site with a modern, 16‑story residential tower
that will provide needed additional high‑quality, for‑sale housing options in downtown Tempe.
The Modified Project, which will celebrate, preserve, rehabilitate and activate the adjoining
Historic Roadbed, enhance the pedestrian environment, and establish appropriate relationships
with both the urban street environment and adjoining and nearby properties. The Project is
consistent with the mix of uses envisioned for the downtown and lakefront areas, General Plan
2050, and policy plans applicable to the Site. Ultimately, the Modified Project will contribute to
the mix of residential, employment, commercial, and recreational uses envisioned for downtown.
We look forward to discussing the Application and Modified Project with you in the near future
and respectfully request your approval.
EXHIBIT 19
EXHIBIT 20
EXISTING PAD
EXHIBIT 21
EXISTING PAD
EXHIBIT 22
PROPOSED PAD
EXHIBIT 23
PROPOSED PAD
EXHIBIT 24
EXHIBIT 25
EXHIBIT 26
EXHIBIT 27
EXHIBIT 28
EXHIBIT 29
250 Rio
Public Involvement Final Report
November 17, 2025
Page 2
•
226 vehicle parking spaces.
•
113 bicycle parking spaces.
The purpose of this report is to summarize the project team’s discussion with the
community regarding the Application to date. The team has made a concerted effort to reach out to
the community. To date, the team has completed site postings, completed mailing and electronic
notices, held a neighborhood meeting, and responded to an email from a neighbor.
Mailing Notification and Site Posting Dates and Persons and Associations Notified:
On October 14, 2025, the Applicant’s legal representative mailed and/or emailed a
notification packet advising of the Project, the Application, and the Project’s official neighborhood
meeting scheduled for November 3, 2025, to recipients listed in the affidavit of notification
submitted to Community Development Department staff on September 29, 2025. A copy of the
notification packet was submitted to Community Development Department staff on October 15,
2025. The recipients of the notification included owners of property within 600 feet of the Site,
associations registered with the City located within 1,320 feet of the Site, and other interested parties.
The notification maps and lists are enclosed.
On October 14, 2025, Dynamite Signs posted two signs on the Site advising of the Project, the
Application, and the Project’s official neighborhood meeting scheduled for November 3, 2025. The
affidavit of sign posting and associated photographs were submitted to Community Development
Department staff on October 15, 2025.
November 3rd, 2025 Neighborhood Meeting:
On Monday, November 3, 2025, the project team held the official neighborhood meeting
for the Project in Conference Room Suite 922 at 100 Mill located at 100 South Mill Avenue. The
meeting was open to the public at 6:00 p.m., with the only public attendee joining at approximately
6:15 p.m. The meeting concluded at approximately 6:35 p.m. Representatives for the Applicant, the
Applicant’s legal representative, the Project’s architect, and the Tempe Community Development
Department were present. Sign-in sheets providing name and contact information for persons
attending the meeting are enclosed.
The Applicant’s legal representative provided a formal presentation of the Project. The
presentation consisted of an introduction of project team members and Community Development
Department staff and an overview of the Applicant’s development experience, the Site, the office
tower approved for the Site in 2022, the request associated with the Application, and the Project. A
copy of the presentation deck presented during the meeting is enclosed.
Opportunities for the member of the public in attendance to ask questions or provide
comments were provided during and after the presentation. Questions raised by the attendee
pertained to the programming of the first floor, the inclusion of commercial use space, traffic,
vehicular access to the Site, and the building height. The project team responded to and addressed all
questions.
2860.40.5330064.3
EXHIBIT 30
2860.40.5330064.3
250 Rio
Public Involvement Final Report
November 17, 2025
Page 3
Summary of Correspondence with Neighbors and Interested Parties:
On November 3, 2025, the Applicant’ legal representative received an email from Ms.
Debbie Hill, owner of condominium unit within Regatta Pointe. Ms. Hill asked questions pertaining
to traffic, parking, the inclusion of commercial use space, information on the Project’s site plan, the
FAA’s review of the Project, solid waste collection, and access restrictions to the Site during special
events. The Applicant’s legal representative responded to Ms. Hill’s email on November 4, 2025. A
copy of the referenced email correspondence is enclosed. The Applicant’s legal representative has
not received any other email correspondence nor letters from the public regarding the Application
and Project to date. The Applicant’s legal representative will continue to be responsive to any
inquiries from the public regarding the Project and Application moving forward.
Total Number of Persons Notified and Participating:
As reflected by the affidavit of notification submitted to Community Development
Department staff on October 15, 2025, the enclosed sign-in sheet from the neighborhood meeting
conducted on November 3rd, and this report, approximately 90 persons and/or interested parties have
been notified and/or participated in the public review process for the Project and Application to date.
A total of two individuals participated: one attended the neighborhood meeting and one emailed
questions to the applicant.
Continued Outreach:
The Applicant and the Applicant’s legal representative intend to correspond and/or meet
with community members who express an interest in the Project. If necessary, an update to this
report will be provided as we get closer to public hearings to account for any additional meetings
and/or correspondence with community members. Please contact me if you require any additional
information regarding this public involvement report.
Sincerely,
GAMMAGE & BURNHAM P.L.C.
By
Ryan M. Garofalo
Land Use Planner
Enclosures:
Tab 1: Aerial Photograph
Tab 2: Notification Area Maps
Tab 3: Notification List
Tab 4: November 3rd Neighborhood Mtg. Sign-In Sheet
Tab 5: November 3rd Neighborhood Mtg. Presentation Deck
Tab 6: November 3rd Email Correspondence with Ms. Debbie Hill
EXHIBIT 31
From:
Robert Lane
To:
Manjula M. Vaz
Cc:
Ryan M. Garofalo
Subject:
RE: 250 Rio PL 2503333
Date:
Monday, November 3, 2025 4:17:55 PM
Attachments:
image001.png
Draft response provided below.
Ms. Hill,
Thank you for your email and your interest in the project. Please see your below email
for responses to your comments and questions in blue font.
Thanks again,
Rob
Robert Lane
Senior Land Use Planner
602.256.4439 Direct | rlane@gblaw.com
www.gblaw.com | Profile
40 North Central Ave., 20th Floor | Phoenix, AZ 85004
This message and any of the attached documents contain information from the law firm of Gammage & Burnham, P.L.C. that may
be confidential or privileged. If you are not the intended recipient, you may not read, copy, distribute, or use this information, and
no privilege has been waived by your inadvertent receipt. If you have received this transmission in error, please notify the sender
by reply e-mail and then delete this message.
From: Debbie Hill <hilldesignaz@gmail.com>
Sent: Monday, November 3, 2025 12:03 PM
To: Robert Lane <rlane@gblaw.com>
Subject: 250 Rio PL 2503333
My husband, Mark Ackerman and I, Debbie Hill, are in receipt of your Neighborhood
Meeting tonight and will not be unable to attend.
Frankly this project is being smooshed into a very tight area and understand why the
proposal has increased in height to make it feasible for Development. That is not any of
our business, I get it. The risk of a successful project is on the Owner. Our
correspondence is to notify you that we are
Deeply concerned about the traffic impact to Rio Salado and access to the project
from the Tempe Town Lake Parking lot. 226 more cars.
In 2022, the City approved multiple entitlement applications (General Plan
EXHIBIT 32
Amendment, Zoning Map Amendment, Planned Area Development Overlay, and
Development Plan Review) to accommodate the redevelopment of the site with a
14-story office tower with a six-level parking garage. The approved office tower,
which included 560 vehicle parking spaces and more than 200,000 square feet of
commercial office space, would have generated significantly more traffic than
the proposed residential development. The proposed residential development is
estimated to generate just 38 vehicle trips during the AM peak hour and just 35
vehicle trips during the PM peak hour.
Is there an agreement in place from the City of Tempe to have Leasing Parking and
Main Lobby off the Park Lot? Is the parking area being eliminated?
All of the project’s parking, which exceeds the City’s parking requirement by 105
spaces, will be provided on-site. The project includes an integrated three-level
parking structure. A drop-off area and loading spaces will also be provided in
proximity to the lobby. The project does not propose to eliminate any parking
spaces on the adjoining city-owned lot.
Required Accessible Parking and access to the Lobby is off this area.
See above response. All parking is provided on-site.
Is that a Retail/Commercial component on the first level or all that is parking.
Maybe I missed the Commercial data.
The project does not include a commercial component. The project’s first floor
primarily consists of a parking level and a lobby.
Is there a parking plan?
As mentioned above, the project includes a three-level parking structure
integrated into the residential tower. All parking for the project will be provided
on-site. A parking management plan will be submitted with the project’s design
review application at a later date.
Maricopa Flood Easement. Is that he dashed lines running through the Parking
area and your drop off location. They would not allow us to plant anything in their
easement. How do they feel?
Dashed lines running through the surface parking are the lot boundaries of the
adjoining City-owned parcel (Maricopa County Assessor’s Parcel No. 132-20-
979).
FAA approval for height. I know they fly over Regatta Pool which is line with your
building. Will they agree to change the flight path? Given their blessing already?
The site is currently entitled for up to 210 feet of height. The proposed height is
EXHIBIT 33
generally consistent with the entitled height. A notice of proposed construction or
alteration will be processed with the FAA prior to building permit issuance, which
is consistent with City procedures.
Trash pick up along Rio Salado. Bad idea.Only one direction in and out? They hit
our kiosk at rear gate making the tight turn on two occasions (never took
responsibility)
We appreciate your comments. The solid waste collection design is consistent
with the design previously reviewed by Tempe Solid Waste staff for the office
tower project approved for the site in 2022.
Although the Iron Man Race is leaving Tempe after November 2025, Rio Salado
Parkway is closed A LOT. No vehicle entry when this occurs?
It is understood that there are special events at this location that will restrict
access to the site on occasion. Alternative arrangements (e.g. Uber/Lyft passes,
Streetcar and light rail passes, shuttles to temporary off-site parking locations)
for the building’s owners and residents are being considered for these occasions.
I do not understand the ASH AVENUE Plaza. Just a name?
Yes – just a name. It is a plaza area that will connect the proposed building to the
adjoining historic Ash Avenue roadbed.
For the proposed elevations, what is the Historical Element of the building?
Likewise with the office tower previously approved for the site, the historical
element of the project is the preservation and rehabilitation of the historic Ash
Avenue roadbed located along the site’s eastern perimeter
Even though your project cannot eliminate the horrible nightly drag racing along Rio nor
the almost daily accidents caused by negligent drivers going through the turn under the
Union Pacific/Light rail bridges or the continual rev of the engines while making the turn
occurs in the AM and PM your proposed vehicle entry/exit location onto Rio is not a
recommended location by someone who has lived in this area since 2003. The current
environment will definitely affect the Marketing Effort of this project. Cars even crash in
the concrete wall of the Lake parking lot on several occasions as well as jump the
median.
We appreciate your comments. The proposed vehicle access is an existing access point,
which was also the access shown on the plans for the approved office tower.
There is no name for City of Tempe Planner. I will see if I can locate and send this email
as well.
EXHIBIT 34
Karen Stovall is the City Tempe Planner assigned to the project. She can be reached at
karen_stovall@tempe.gov or 480-350-8432
--
Debbie Hill and Mark Ackerman
Tempe, AZ 85281
EXHIBIT 35
City of Tempe
Community Development Department
31 E. 5th Street
Tempe, AZ. 85281
WAIVER OF RIGHTS AND REMEDIES
UNDER A.R.S. §12-1134
This Waiver of Rights and Remedies under A.R.S. § 12-1134 (Waiver) is made in
favor of the City of Tempe (City) by:
250 Rio Owner, LLC (Owner or Entity).
Owner acknowledges that A.R.S. § 12-1134 provides that in some cases a city
must pay just compensation to a land owner if the city approves a land use law
that reduces the fair market value of the owner’s property (Private Property
Rights Protection Act).
Owner further acknowledges that the Private Property Rights Protection Act
authorizes a private property owner to enter an agreement waiving any claim for
diminution in value of the property in connection with any action requested by the
property owner.
Owner has submitted Application for 250 RIO, to the City requesting that the City
approve the following:
_____ GENERAL PLAN AMENDMENT
_____ ZONING MAP AMENDMENT
__X__ PAD OVERLAY
_____ HISTORIC PRESERVATION DESIGNATION/OVERLAY
_____ USE PERMIT
_____ VARIANCE
_____ DEVELOPMENT PLAN REVIEW
_____ SUBDIVISION PLAT/CONDOMINIUM PLAT
_____ OTHER _______________________________
(Identify Action Requested)
for development of the following real property (Property):
Property Address: 250 West Rio Salado Parkway
Assessor Parcel Numbers: 132-20-977 and 132-20-978
EXHIBIT 36
2
By signing below, Owner voluntarily waives any right to claim compensation for
diminution in Property value under A.R.S. §12-1134 that may now or in the future
exist as a result of the City’s approval of the above-referenced Application,
including any conditions, stipulations and/or modifications imposed as a condition
of approval.
This Waiver shall run with the land and shall be binding upon all present and
future owners having any interest in the Property.
This Waiver shall be recorded with the Maricopa County Recorder’s Office.
Owner warrants and represents that Owner is the fee title owner of the Property,
and that no other person has an ownership interest in the Property.
Dated this _____ day of _______________, 20___.
OWNER: _____________________________________________
By Its Duly
Authorized Signatory: ___________________________________
(Printed Name)
______________________________________
(Signed Name)
Its: ___________________________________
(Title, if applicable)
State of ____________ )
) ss.
County of ____________ )
This instrument was acknowledged before me this ______ day of ___________,
20___ by _________________________________.
Notary Public
My Commission Expires:
_________________________________
(Signature of Notary)
For City of Tempe Community Development Department Use Only
PL Tracking Number: PL250333
EXHIBIT 37