DRC_STAFFREPORT_PRIEST_AND_ALAMEDA_011326.DOCX

STAFF REPORT
PRIEST & ALAMEDA (PL250332)
PROJECT DATA:
Project Address
2750 South Priest Drive (2700 South Sunland Drive)
Property Owner
JDM II TEMPE SFW LLC/JDM II TEMPE OC LLC
Applicant
Gammage & Burnham PLC
Zoning District (current/proposed)
MU-4 / GID
Net Site Area
24.95 acres
Total Building Area
448,757 gross s.f.
Lot Coverage
No maximum standard in MU-4 or GID
Building Height
65’ maximum allowed in GID, no standard in MU-4
Building Setbacks
25’ front, 0’ rear, 0’ side, 25’ street side minimum in GID, no 
standard in MU-4
Landscape Area
10% minimum required in GID, no standard in MU-4
Vehicle Parking
1,271 spaces, 887 provided in the existing parking structure 
(583 min. required)
Bicycle Parking
48 spaces (47 min. required)
COMMENTS:
This site is located on the west side of Priest Drive and is bounded by 55th Street to the west, Alameda 
Drive to the north, and Fairmont Drive to the south. Surrounding uses include office/industrial uses to 
the west, industrial warehousing to the east, across Priest Drive, mixed-use office and residential to 
the north, and office industrial to the northwest, single-family residential and office commercial to the 
south, across Fairmont Drive. The site is made up of two parcels and was most recently utilized as an 
office complex and is currently unused, with several existing vacant buildings on the property. The site 
is currently entitled for a mixed-use development known as IDM Fountainhead, but construction of that 
project will not move forward. 
The applicant is requesting the Development Review Commission provide recommendations to City 
Council for:
GPA250005 
General Plan Land Use and Residential Density Map Amendment from Mixed-
Use Moderate (up to 45 du/ac) to Mixed-Use Industrial Moderate (up to 45 du/ac)
ZON250010
Zoning Map Amendment from MU-4 to GID 
For further processing, the applicant will need approval for a Subdivision Plat to combine the 2 
individual lots into one and a Major Development Plan Review for a new industrial warehouse 
development.
SITE PLAN REVIEW
This project had two Preliminary Site Plan Reviews 08/13/25 and 10/30/2025. The subject formal 
application is only for the Zoning Map Amendment and the General Plan Amendment; therefore, a 
third review of the site plan has not occurred. The proposed use will include two industrial warehouse 
buildings. Building 1 will be 249,874 square feet and Building 2 will be 198,882 square feet. Tenants 
for the buildings have not been identified. The two buildings total approximately 448,756 square feet in 
gross floor area, split into approximately 355,800 square feet of warehouse space and approximately 
88,700 square feet of office space which are oriented toward 55th Street and Priest Drive. Tenants for 
the buildings have not yet been identified. Surface parking will surround the buildings to the west, 
north, and east, with loading and unloading bays oriented toward a central courtyard between the 
buildings. There is also an existing 3-level parking structure to the south of the two warehouse 
buildings that will remain. Vehicular access is provided by a total of seven points including one access 
point on Alameda Drive, two access points on 55th Street, two access points on Fairmont Drive, one of 
which is directly into the parking structure, and two access points on Priest Drive. A sliding gate and

PL250332 – PRIEST & ALAMEDA
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January 13, 2026
new 8-foot masonry wall are proposed at the north and south of the central loading area to control 
access and will be closed after business hours. Solid waste services will be provided in the central 
loading area. An application for the Major Development Plan Review will be reviewed by staff 
contingent upon the outcome of this entitlement request.
PUBLIC INPUT

A neighborhood meeting was required

The neighborhood meeting was on October 30, 2025, from 6:00 p.m. to 6:30 p.m. in the 
Encantada Ballroom of the DoubleTree by Hilton hotel located at 2100 South Priest Drive.

One representative from a neighboring property attended the meeting to gather information 
and asked general questions about the project. 

See attached summary of meeting provided by the applicant.

Community Development staff attended the meeting. 
PROJECT ANALYSIS
GENERAL PLAN 
The applicant has provided a written justification for the proposed General Plan amendment. 
Land Use Element: 
The land use projected for this site is Mixed-Use Moderate (up to 45 du/ac), which is intended to 
encourage creatively designed developments to foster neighborhood activity, and an urban form that is 
reasonably scaled and compatible with the surrounding area. The applicant is proposing to amend the 
2050 General Plan Land Use and Residential Density Map to recategorize the site as Mixed-Use 
Industrial Moderate (up to 45 du/ac), which encourages developments that create a neighborhood 
activity hub and allows general industrial land uses with underlying zoning. The site had been 
designated for Projected Density of Medium Density (up to 15 du/ac) and Medium to High Density (up 
to 25 du/ac) per General Plan 2040, In 2023, the site was redesignated to Medium to High Density (up 
to 25 du/ac) for the southern portion of Site 1 and Site 2 for approximately 8.19 acres. In the General 
Plan 2050, the site was designated Land Use and Residential Density Map Amendment from Mixed-
Use Moderate (up to 45 du/ac). The proposed redesignation to Mixed-Use Industrial Moderate will 
allow the industrial warehouse use but will also retain the mixed-use component in the event that a 
residential use is planned in the future. The proposed Mixed-Use Industrial Moderate designation is 
also compatible with the residential and office Fountainhead development to the north.
Surrounding governmental agencies and utility providers have been notified by the City of Tempe of 
the proposed General Plan Amendment, as of the writing of this report, there have been no responses.
LAND USE ELEMENT

This is an industrial project located on an existing unused former office complex, resulting in 
an infill development that preserves an employment-based land use and encourages 
industrial uses that support the City’s employment goals and tax base. 
COMMUNITY DESIGN ELEMENT

The Community Design Element states that developments should promote design and 
development standards that improve the community’s visual quality, urban form and 
functions to enhance the quality of life for current and future generations. This includes 
integration of landscape design elements, pedestrian access, and promote innovative 
design. As proposed, the project will include a building design compatible with the context of 
the Priest Drive corridor and significant landscape and pedestrian enhancements along the 
street frontages which will activate the pedestrian experience.

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January 13, 2026
HISTORIC PRESERVATION ELEMENT

The project is located on an infill site, which is encouraged by the General Plan. Approval of 
the rezoning will also include conditions related to archeological monitoring, in addition to 
State requirements related to historic preservation. 
NEIGHBORHOOD PRESERVATION AND REVITALIZATION ELEMENT

The subject site is not located within a Revitalization Study Area or a Redevelopment Area. 
The project represents reinvestment within the existing industrial center and minimizes the 
amount of new traffic in residential areas. 
REDEVELOPMENT ELEMENT

The project represents a redevelopment of an unused site and supports existing City 
infrastructure surrounding the site, including new sidewalks, bike lanes, and ADA 
accessible. 
HOUSING ELEMENT

The existing land use would allow up to 575 residential units, changing the land use to 
industrial for the proposed development does not facilitate the addition of housing within the 
area as originally projected by the General plan. This element is not implemented by this 
project. 
ECONOMIC DEVELOPMENT ELEMENT

The project furthers this element by expanding the municipal tax base and locating an 
industrial use within an existing industrial and mixed-use cluster. The City of Tempe 
Economic Development Department supports the proposal, stating “significant reinvestment 
in an underutilized property is appropriate given the historical zoning of the property and 
adjacency to the Tempe Maker District, which consists of more than 600 acres of 
commercial, industrial, and manufacturing uses. In recent years, Arizona has experienced a 
significant increase in demand for light industrial and manufacturing uses. In the Greater 
Phoenix Metropolitan Area, approximately 75 percent of all new business locates consist of 
industrial uses”.
GROWTH AREA ELEMENT

The subject site is not located within but is adjacent to the Tempe Maker District Innovation 
Hub. The goal is to redevelop aging industrial area into a mixed-use/industrial destination 
with a focus on attracting supply chain companies and integrating mixed use, residential and 
adaptive reuse projects.
COST OF DEVELOPMENT ELEMENT

This project will not exceed planned infrastructure or service capacity and represents the 
attraction of a sustainable development that will include modifications to Alameda Drive that 
expands multi-modal transportation options in the City. 
PEDESTRIAN AND BICYCLE ELEMENT

This project facilitates upgrades to existing ramps at the intersection of Priest Drive, 
Alameda Drive and Fairmont Drive, and the provision of new accessible ramps along the 
access points along Priest Drive. These improvements help expand the City’s regional 
bicycle and pedestrian network. 
TRANSIT ELEMENT

The development will locate an employment hub along the City’s existing transit network, as 
there is an existing transit stop east of the site along Priest Drive.

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January 13, 2026
TRAVEWAYS ELEMENT

This development encourages redevelopment along the Priest Drive corridor and will 
provide sufficient room along all street frontages to sustain healthy tree growth without 
impacting service or transit vehicles. 
PARKING AND ACCESS MANAGEMENT

The quantity and design of the proposed parking area will be consistent with City of Tempe 
codes and regulations to minimizes conflict points and congestion. 
AVIATION ELEMENT

The subject site is not located within the vicinity of the Phoenix Sky Harbor International 
Airport. 
CONSERVATION ELEMENT

Staff will recommend the project use renewable energy and increase the tree canopy 
coverage to reduce ambient temperatures and load demand on HVAC systems. 
DIVERSION & REMDIATION ELEMENT

This element is not applicable to this project.
ENVIRONMENTAL PLANNING ELEMENT

This project promotes landscape and building setback buffers that mitigate noise in 
residential, commercial and office areas.
WATER RESOURCES ELEMENT

The project will utilizes low-water and drought-tolerant vegetation.
CLIMATE CHANGE & EXTREME HEAT ELEMENT

The project will provide outdoor shade through the implementation of new vegetative 
landscaping and an expanded tree canopy coverage. 
OPEN SPACE ELEMENT

The project will provide trees and shrubs appropriate for the Sonoran Desert environment 
and provides trees that fit a balanced urban forest. 
RECREATION ELEMENT

This element is not applicable to this project.
PUBLIC ART AND CULTURAL AMENITIES ELEMENT

This project is required to contribute to the Art in Private Development program by either 
providing public art on-site or submitting an in-lieu payment to the program fund. 
PUBLIC BUILDINGS AND FACILITIES ELEMENT

This element is not applicable to this project.
PUBLIC SERVICES ELEMENT

This element is not applicable to this project.
MUNICIPAL COURT ELEMENT

This element is not applicable to this project.
SAFETY ELEMENT

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January 13, 2026

When the formal application for the Development Plan Review is submitted, project will be 
reviewed by both Police Department and Fire Department staff. Crime Prevention Through 
Environmental Design principals of territoriality, natural surveillance, and activity support will 
also be addressed in the site design.
Criteria for Considering a General Plan Amendment:
1. Written justification for the amendment should consider long-term and short-term public benefit and 
how the amendment, considering Land Use Principles, will help the city attain applicable objectives 
of the General Plan. The short-term benefits include the redevelopment of an underutilized site for 
new industrial and office uses. The long-term public benefits include the increased revenue and 
employment opportunities derived from new industrial and office spaces within a project that also 
expands the pedestrian and bicycle network along the adjoining rights of way. 
2.
If the proposed amendment is only to the General Plan’s text, there should be objective discussion 
of the amendment’s long-term and short-term public benefit and the larger issue of its impact on the 
city attaining applicable objectives of the General Plan. Not applicable.
3. If the proposed amendment impacts the General Plan’s Projected Land Use Map only, there should 
be objective discussion of the amendment’s impact on the projected land use within a minimum of a 
half-mile of the property. The site is located at the southwest intersection of Priest Drive and Alameda 
Drive. The proposed Industrial use is separated from single-family residential uses to the south by 
Fairmont Drive, and from multi-family residential uses to the north by Alameda Drive. All properties 
to the west and east, are designated as Mixed-Use in the 2050 General Plan. The proposed 
modification to the General Plan would result in a land use distribution that is consistent and 
compatible with all surrounding uses within a half-mile radius, and the amendment aligns with the 
vision for the area. The proposed modification allows industrial use currently being proposed but 
maintains the mixed-use component. The proposed Mixed-Use Industrial Moderate designation is 
also compatible with the residential and office Fountainhead development to the north.
4. With a proposed amendment to the General Plan Projected Land Use Map, the applicant/developer’s 
written discussion on the proposed amendment should respond to the Land Use Principles in the 
Land Use Element of the General Plan. The principles are presented below:
a.
Describe the public benefit of the proposed amendment in terms of increase/decrease in intensity 
and its impact on adjacent land uses versus the impact of the present land use designation
b.
Describe the public benefit of the proposed amendment in terms of impact on the city’s 
infrastructure (i.e. water, sewer, utilities, streets, in terms of anticipated traffic generation, 
projected carrying capacity, projected volume, availability of transit, need for additional access, 
or city services such as fire and police staffing and response times, etc.) versus the impact of 
the present land use designation
c.
Describe the proposed development quality of life in terms of how its components reflect unique 
site design, building design, landscaping; integrate or provide access between varied uses; deal 
creatively with multi-modal transportation; and reduce/eliminate physical barriers, as well as 
provide residential, employment, shopping and local services opportunities
d.
Describe the use of open space, parks or green belts, and how the development separates, as 
well as links, residential and nonresidential components, if the proposed development 
incorporates a residential component. If applicable, describe how the proposed development 
impacts existing parks
e.
Describe the proposed development in terms of supporting regional and local transit objectives 
for arterial streets; implementing the goals and objectives of the Tempe Transit Plan; describe 
the internal street system in terms of supporting the above goals and objectives and incorporating 
uniquely designed transit facilities along the arterial streets
f.
Describe the proposed amendment in terms of effects on the school districts (enrollments and 
facilities).

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January 13, 2026
g.
Identify additional quality of life components of the proposal in the criteria to justify a General 
Plan Amendment
The applicant’s Letter of Explanation satisfactorily responds to each component of the above criteria. 
5. If there are concerns, consideration of the proposed amendment shall be granted only if potentially 
negative influences are mitigated and deemed acceptable by the City Council.
Section 6-303 D. Approval criteria for General Plan amendment (in italics): 
1.
Appropriate short and long term public benefits. The proposed benefits include new development 
on an aged and under-utilized site with enhanced bicycle and pedestrian pathways and new 
landscape 
2.
Mitigates impacts on land use, water infrastructure or transportation. The project accomplishes 
these goals as detailed in the analysis above. 
3.
Helps the city attain applicable objectives of the General Plan. The project satisfies many of the 
objectives and goals of the General Plan, as detailed in the analysis above.
4.
Provides rights-of-way, transit facilities, open space, recreational amenities or public art. Where 
applicable, the project provides all of the required improvements, as detailed in the analysis above.
5.
Potentially negative influences are mitigated and deemed acceptable by the City Council. 
6.
Judgment of the appropriateness of the amendment with regard to market demands, and impacts 
on surrounding area, service, fiscal, traffic, historic properties, utilities and public facilities. The 
proposed amendment is appropriate and meets the intent and goals of the General Plan with 
respect to services, fiscal stewardship, traffic, historic preservation, utilities, and all other applicable 
components and elements as detailed in the analysis above.
CHARACTER AREA PLAN
The Diablo / Double Butte Character Area Plan was adopted by City Council in June 2025, and 
recommends residents, businesses, developers, and the City to work to reduce heat island effects with 
use of shade, vegetative ground cover, permeable pavements, and use of reflective materials and light 
color in buildings. Preserving and enhance local historic and cultural resources, encouraging Green 
building and infrastructure, promoting public and private art, and livability through the creation of a 
walkable, bikeable, and transit-oriented environment are also key goals. The development of the 
proposed site works to achieve the purposes of the Character Area Plan.
ZONING
The proposed Zoning Map Amendment from MU-4 to GID will conform with the Mixed-Use Industrial 
Moderate land use designation if the proposed General Plan Amendment is approved and will facilitate 
the construction of two new industrial and office buildings. The zoning is consistent with surrounding 
uses and zoning districts, which includes Industrial-zoned properties to the north, west, and east. The 
site is separated from MU-4, Mixed-Use Commercial and Residential, zoning district to the north by 
Alameda Drive, and separated from R1-6, Single-Family Residential, zoning district to the south by 
Fairmont Drive. A Planned Area Development Overlay to establish development standards was 
adopted with the previous entitlement approval, but no such overlay is proposed as part of this 
development proposal. This zone map amendment is essentially reverting back to the previous GID 
designation. In April 2023, City Council approved a zone map amendment to change the subject site 
from GID to MU-4, however, that project was not constructed. With this new industrial warehouse use, 
the zoning must be amended back to GID since warehousing is not allowed in MU-4. 
Section 6-304 C.2. Approval criteria for Zoning amendment (in italics):
1.
The proposed zoning amendment is in the public interest. The proposed zoning map amendment 
would implement the General Plan and allows for the development of two new warehousing and 
office buildings that offers expanded employment opportunities in a contextually appropriate 
environment, as detailed in the General Plan Amendment analysis.

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January 13, 2026
2.
The proposed zoning amendment conforms with and facilitates implementation of the General 
Plan. The rezone aligns with the 2050 General Plan and conforms with the goals and objectives of 
the General Plan, as detailed in the analysis above. 
 
REASONS FOR APPROVAL:
1.
The project meets the General Plan Projected Land Use and Projected Residential Density for this 
site.
2.
The project will meet the development standards required under the Zoning and Development 
Code.
3.
The proposed project meets the approval criteria for a General Plan Amendment and Zoning Map 
Amendment.
Based on the information provided and the above analysis, staff recommend approval of the requested 
General Plan Amendment and Zoning Map Amendment. This request meets the required criteria and 
will conform to the conditions.
ZONING AMENDMENT:
EACH NUMBERED ITEM IS A CONDITION OF APPROVAL. THE DECISION-MAKING BODY MAY MODIFY, DELETE OR 
ADD TO THESE CONDITIONS. 
1.
A building permit application shall be made within two years of the date of City Council approval or 
the zoning of the property may revert to that in place at the time of application. Any reversion is 
subject to a public hearing process as a zoning map amendment.
2.
The property owner(s) shall sign a waiver of rights and remedies form.  By signing the form, the 
Owner(s) voluntarily waive(s) any right to claim compensation for diminution of 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 this 
Application, including any conditions, stipulations and/or modifications imposed as a condition of 
approval.  The signed form shall be submitted to the Community Development Department no later 
than 30 days from the date of City Council approval, or the Zoning Map Amendment and General 
Plan Map Amendment approval shall be null and void.
3.
The property owner shall submit a Major Development Plan Review application to the Community 
Development Planning Division within sixty (60) days of the City Council approval of this zoning or 
the zoning of the property may revert to that in place at the time of application. Any reversion is 
subject to a public hearing process as a zoning map amendment.
4.
This site is located within a known archeologically sensitive area with the likelihood of 
encountering cultural resources, human (Ancestral) remains, or funerary objects. Prior to 
issuance of any permits that would result in ground disturbance, the Developer shall hire a 
qualified archaeological firm to complete an addendum to the City of Tempe’s Historic 
Properties Treatment Plan (HPTP) that includes a plan for 1) archaeological testing prior to 
construction and/or 2) monitoring of ground-disturbing activity during construction. This 
condition applies to projects on both previously disturbed and previously undisturbed 
ground. This process requires consultation and sign off of the Historic Preservation Officer.
5.
Prior to commencement of construction, contractors and subcontractors on the project 
performing ground-disturbing activities will provide evidence (an unexpired decal) of 
successful completion of the Salt River Pima-Maricopa Indian Community (SRPMIC) online 
cultural sensitivity training and test. Evidence shall be provided to the Community

PL250332 – PRIEST & ALAMEDA
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January 13, 2026
Development Department, Historic Preservation Officer. Obligation of this condition shall 
be noted on the permitted set of plans.
CODE/ORDINANCE REQUIREMENTS:
THE BULLETED ITEMS REFER TO EXISTING CODE OR ORDINANCES THAT PLANNING STAFF OBSERVES ARE 
PERTINENT TO THIS CASE. THE BULLET ITEMS ARE INCLUDED TO ALERT THE DESIGN TEAM AND ASSIST IN 
OBTAINING A BUILDING PERMIT AND ARE NOT AN EXHAUSTIVE LIST.
SITE PLAN REVIEW: Verify all comments by all departments on each Preliminary Site Plan Review. If 
questions arise related to specific comments, they should be directed to the appropriate department, 
and any necessary modifications coordinated with all concerned parties, prior to application for 
building permit. Construction Documents submitted to the Building Safety Division will be reviewed by 
planning staff to ensure consistency with this Design Review approval prior to issuance of building 
permits.
STANDARD DETAILS:

Access to Tempe Supplement to the M.A.G. Uniform Standard Details and Specifications for 
Public Works Construction, at this link: https://www.tempe.gov/government/engineering-and-
transportation/engineering/standards-details or purchase book from the Public Works 
Engineering Division.

Access to refuse enclosure details DS116 and DS118 and all other Development Services 
forms at this link: https://www.tempe.gov/government/community-development/building-
safety/applications-forms. The enclosure details are under Handouts.
BASIS OF BUILDING HEIGHT: Measure height of buildings from top of curb at a point adjacent to the 
center of the front property line.
MECHANICAL SCREENING: All roof mounted mechanical equipment shall be concealed on all sides 
by elements that are an integral part of the building design and are equal to or greater in height than 
the mechanical equipment. Ground-mounted equipment may be screened using a masonry wall or 
other durable material as approved through development plan review. 
COMMUNICATIONS: 

Provide emergency radio amplification for the combined building and garage area in excess of 
50,000 sf. Amplification will allow Police and Fire personnel to communicate in the buildings 
during a catastrophe. Refer to this link: http://www.tempe.gov/home/showdocument?id=30871 . 
Contact the Information Technology Division to discuss size and materials of the buildings and 
to verify radio amplification requirements.

For building height in excess of 50’-0”, design top of building and parapet to allow cellular 
communications providers to incorporate antenna within the building architecture so future 
installations may be concealed with little or no building elevation modification.
PUBLIC ART: Provide public art for this development in conformance with the Art in Private 
Development Ordinance and ZDC Sec. 4-407 and ZDC Appendix D. Contact the Community Services 
Cultural Services Division regarding implementation of this requirement prior to receiving building 
permits.
WATER CONSERVATION AND EFFICIENCY: (Residential and parks are exempt, commercial and 
mixed use are not exempt). As required in Tempe City Code 33-140 - 142, all new non-residential 
development projects are required to submit a Water Conservation Report that details potential water 
use, for review and approval by the Municipal Utilities Department, prior to building permit issuance. 
For a report template and more information, visit the commercial water conservation webpage.

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HISTORIC PRESERVATION: State and federal laws apply to the discovery of features or artifacts 
during site excavation (typically, the discovery of ancestral (human) remains or associated funerary 
objects). Arizona Revised Statutes § 41-865 stipulates that “any landowner with intention to disturb 
human remains or having unintentionally disturbed human remains shall immediately cease any 
activity in the vicinity of the remains and shall notify the Arizona State Museum Repatriation Office of 
the encounter. Any human remains and funerary objects shall not be further disturbed without 
obtaining written permission from the Repatriation Office.” Additional information about requirements 
related to encountering and disturbing ancestral (human) remains and funerary objects on private land 
can be found on the Arizona State Museum website. While not required, applicants are encouraged to 
enlist the services of a qualified archaeological firm to conduct monitoring during ground-disturbing 
activity on private property that is Archaeologically Sensitive (AS). Contact the Historic Preservation 
Officer with general questions.
POLICE DEPARTMENT SECURITY REQUIREMENTS: 

Design building entrance(s) to maximize visual surveillance of vicinity. Limit height of walls or 
landscape materials, and design columns or corners to discourage ambush. 

Maintain distances of 20’-0” or greater between a pedestrian path of travel and any hidden 
area to allow for increased reaction time and safety. 

Follow the design guidelines listed under Appendix A of the Zoning and Development Code. In 
particular, reference the CPTED principal listed under A-II Building Design Guidelines (C) as it 
relates to the location of pedestrian environments and places of concealment.

Provide a security vision panel at service and exit doors (except to rarely accessed equipment 
rooms) with a 3” wide, high strength plastic or laminated glass window, located between 43” 
and 66” from the bottom edge of the door.
TRAFFIC ENGINEERING:

Provide 8’-0” wide public sidewalk along arterial roadways, or as required by Traffic 
Engineering Design Criteria and Standard Details. 

Construct driveways in public right of way in conformance with Standard Detail T-320. 
Alternatively, the installation of driveways with return type curbs as indicated, similar to 
Standard Detail T-319, requires permission of Public Works, Traffic Engineering.

Correctly indicate clear vision triangles at driveways on the site and landscape plans. Identify 
speed limits for adjacent streets at the site frontages. Begin sight triangle in driveways at point 
15’-0” from face of curb. Consult Intersection Sight Distance memo, available from Traffic 
Engineering if needed 
https://www.tempe.gov/home/showpublisheddocument/6815/635323967996830000. Do not 
locate site furnishings, screen walls or other visual obstructions over 2’-0” tall (except canopy 
trees are allowed) within each clear vision triangle.
FIRE: 

Clearly define the fire lanes. Ensure that there is at least a 20’-0” horizontal width, and a 14’-0” 
vertical clearance from the fire lane surface to the underside of tree canopies or overhead 
structures. Layout and details of fire lanes are subject to Fire Department approval.
PRIVATE DEVELOPMENT ENGINEERING:

An Encroachment Permit or License Agreement must be obtained from the City for any 
approved projections into the right of way or crossing of a public utility easement, prior to 
submittal of construction documents.

An Encroachment Permit is required for any approved encroachment, temporary and 
removable in nature, that lies within, over or across any public Right of Way.  A License 
Agreement will be required for any approved permanent structural encroachment into the Right 
of Way (roadway easements and PUE’s are included by Tempe City Code definition).

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January 13, 2026

Permanent overhead structures will not be allowed above public water or sewer easements 
unless the vertical clearance is greater than 30 ft. per Engineering Design Criteria.

All existing overhead utilities on or adjacent to site must be placed underground, including 
street crossings, per City of Tempe Code, Section 25-120 thru 25-126 & Ord # 88.85 except for 
transmission lines (greater than 12.5 kv).

Coordinate site layout with utility provider(s) to provide adequate access easement(s). This is a 
private easement between the property owner and the utility company

Clearly indicate right-of-way dimensions and property lines with dimensions, bearings, and 
distances. 

Verify and show location of all easements, or property restrictions, to ensure no conflict exists 
with the site layout or foundation design. Provide recording number of existing easements. Any 
easements not dedicated to the city shall be labeled as private.

Steel bar/cable soil nails, tiebacks, foundations, piles, and any associated shoring items are not 
allowed within the City Right-of-Way and easements.

No foundations, shoring, soldier piles, and soil nails shall impact the right-of-way, easements, 
or adjacent properties. For tie-backs encroaching private property, the applicant/developer 
shall provide a notarized agreement between the applicant/developer and the adjacent 
property title owner agreeing to the proposed encroachment.
SOLID WASTE SERVICES:

Enclosure indicated on site plan is exclusively for refuse. Construct walls, pad and bollards in 
conformance with standard detail DS-116.

Contact the Solid Waste Division to verify that vehicle maneuvering and access to the 
enclosure is adequate. Refuse staging and collection must be on site; no backing onto or off of 
streets, alleys or paths of circulation.

Develop strategy for recycling collection and pick-up from site. 

Gates for refuse enclosure(s) are not required, unless visible from the street. If gates are 
provided, the property manager must arrange for gates to be open from 6:00 am to 4:30 pm on 
collection days.
PARKING SPACES:

Verify conformance of accessible vehicle parking to the Americans with Disabilities Act and the 
Code of Federal Regulations Implementing the Act. Refer to Building Safety ADA Accessible 
Parking Spaces Marking/Signage on Private Development details.

At parking areas, provide demarcated accessible aisle for disabled parking. 

Distribute bike parking areas nearest to main entrance(s). Provide parking loop/rack per 
standard detail T-578. Provide 15” by 6’-0” individual bicycle parking spaces. One loop may be 
used to separate two bike parking spaces. Provide clearance between bike spaces and 
adjacent walkway to allow bike maneuvering in and out of space without interfering with 
pedestrians, landscape materials or vehicles nearby.
ZONING AND DEVELOPMENT CODE:

Specific requirements of the Zoning and Development Code (ZDC) are not listed as a 
condition of approval but will apply to any application. To avoid unnecessary review time and 
reduce the potential for multiple plan check submittals, become familiar with the ZDC. Access 
the ZDC through www.tempe.gov/zoning or purchase from Community Development.
LIGHTING:

Plans shall include the nearest adjacent street lights to the development. Street lights shall 
conform to the City of Tempe Public Works Standard Details and the Engineering Design 
Criteria Manual contained in the Comprehensive Transportation Plan

Design site security lighting in accordance with requirements of ZDC Part 4 Chapter 8

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January 13, 2026
(Lighting) and ZDC Appendix E (Photometric Plan).

Indicate the location of all exterior light fixtures on the site, landscape and photometric plans. 
Avoid conflicts between lights and trees or other site features in order to maintain illumination 
levels for exterior lighting.
LANDSCAPE:

Trees shall be planted a minimum of 16’-0” from any existing or proposed public utility lines. 
The tree planting separation requirements may be reduced to no less than 8’-0” from utility 
lines upon the installation of a linear root barrier. Per Detail T-460, the root barrier shall be a 
continuous material, a minimum of 0.08” thick, installed to a minimum depth of 4’-0” below 
grade. The root barrier shall extend 6’-0” on either side of the tree parallel to the utility line for a 
minimum length of 12’-0”. Final approval is subject to determination by the Public Works, Water 
Utilities Division.

Prepare an existing plant inventory for the site and adjacent street frontages. The inventory 
may be prepared by the Landscape Architect or a plant salvage specialist. Note original 
locations and species of native and “protected” trees and other plants on site. Move, preserve 
in place, or demolish native or “protected” trees and plants per State of Arizona Agricultural 
Department standards. File Notice of Intent to Clear Land with the Agricultural Department. 
Notice of Intent to Clear Land form is available at 
https://agriculture.az.gov/plantsproduce/native-plants. Follow the link to “applications to move a 
native plant” to “notice of intent to clear land”.

To ensure adequate soil, water, and area for healthy plant growth, each landscape island shall 
be a minimum of one hundred twenty (120) square feet in area, a minimum seven (7) feet in 
width, and a minimum of fifteen (15) feet in length, including curbing. Landscape islands shall 
extend to the end of the abutting parking space(s).
SIGNS: Separate plan review process is required for signs in accordance with requirements of ZDC 
Part 4 Chapter 9 (Signs).  Refer to www.tempe.gov/signs.
DUST CONTROL: Any operation capable of generating dust, include, but not limited to, land clearing, 
earth moving, excavating, construction, demolition and other similar operations, that disturbs 0.10 
acres (4,356 square feet) or more shall require a dust control permit from the Maricopa County Air 
Quality Department (MCAQD). Contact MCAQD at http://www.maricopa.gov/aq/. 
HISTORY & FACTS:
May 3, 1962
A subdivision plat for Peterson Park Neighborhood was recorded at the 
Maricopa County Recorder's Office.
1969
Council approved a Final Subdivision Plat for Freeway Commerce Center, a 
157.4 acre parcel with 10 tracts, and a rezoning of the site from R-1 to C-2 & I-2. 
Fountainhead Corporate Park is 94.48 gross acres (excluding the Fiesta Inn) 
planned for a 2,200,336 s.f.. master planned office development. The subject 
site occupies Lot 7 and Lot 8 of Freeway Commerce Center.
March 23, 1972
Council approved a site plan for the Freeway Commerce Center's Sheraton Inn 
(Now Fiesta Inn) located at the southwest corner of Priest and Broadway.
August 22, 1974 
Council approved a request for street dedications of portions of 55th Street and 
Cairo Drive.
December 17, 1976
Council approved a re-plat for Freeway Commerce Center.
March 22, 1979
Design Review Board approved building, landscape, and site plans for Safeway

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January 13, 2026
Division Office Building in the I-2 zoning district (DR-79.25)
March  1983
Council approved a Preliminary P.A.D. for Fountainhead Corporate Park for 
1,250,000 s.f. on 79 undeveloped acres.  Also granted were height variances for 
seven buildings at 12, 10, 6 and 4 stories.
December 22, 1983
Council approved a Final P.A.D. for Fiesta Center Phase I (now Park Garden 
Center) consisting of 130,520 s.f. on 4.8 acres and modified conditions on the 
overall P.A.D.
February 12, 1998
City Council approved a request by Sunland Regional Center for a Site Plan 
consisting of 260,206 s.f. of building area for three 3-story office buildings; 
39,983 s.f. for an office/warehouse building; a 3-level parking structure; and a 4-
level parking structure, all on 21.3 net acres, including two height variances.
April 23, 2023
City Council adopted a Resolution for a General Plan Density Map Amendment 
from “Medium Density (up to 15 du/ac)” to “Medium to High Density (up to 25 
du/ac)” (Resolution No. R2023.40), and an Ordinance for a Zoning Map 
Amendment from GID to MU-4 and Planned Area Development Overlay to 
establish development standards (Ordinance No. O2023.19); and a 
Development Plan Review consisting of a new 5-story mixed-use residential 
development with 566 dwelling units including an existing office complex 
comprised of four (4) buildings and two (2) parking structures for IDM 
FOUNTAINHEAD, located at 2750 South Priest Drive. (PL220301)
October 30, 2025
The applicant held a neighborhood meeting. 
January 13, 2026
The Development Review Commission is scheduled to hear the request for 
GPA250005 General Plan Land Use and Residential Density Map Amendment 
from Mixed-Use Moderate (up to 45 du/ac) to Mixed-Use Industrial Moderate (up 
to 45 du/ac) and ZON250010 Zoning Map Amendment from MU-4 to GID.
January 22, 2026
City Council is scheduled for the introduction and first public hearing of this 
request.
February 5, 2026
These requests are scheduled for the second City Council public hearing.
ZONING AND DEVELOPMENT CODE REFERENCE:
Section 6-302, General Plan Amendment
Section 6-304, Zoning Map Amendment