STAFF REPORT_250 RIO_010826.DOCX
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PL250333 – 250 RIO Page 1 January 8, 2026 STAFF REPORT 250 RIO (PL250333) PROJECT DATA: Project Address 250 West Rio Salado Parkway Property Owner 250 Rio Owner LLC Applicant Manjula Vaz, Gammage & Burnham PLC Zoning District CC TOD RSOD PAD (City Center, Transportation Overlay District, Rio Salado Overlay District, Planned Area Development Overlay) Net Site Area 1.81 acres Density 61 du/ac (NS) Number of Units 110 units Unit Types 75 two bedroom 23 three bedroom 12 four bedroom Total Bedrooms 267 bedrooms Total Building Area 375,027 net s.f. / 437,153 gross s.f. Building Height 115’ (110’ max allowed) Lot Coverage 70% (NS) Landscape Area 20% (NS) Building Setbacks 0’ min / 50’ max front (Rio Salado Parkway), 30’ north side, 0’ east side (0’ min / 50’ max, 0’ min, 0’ min) Vehicle Parking 226 spaces (121 min. required) Bicycle Parking 113 spaces (113 min. required) COMMENTS: This site is located at the intersection (roundabout) of West Rio Salado Parkway and South Ash Avenue and is directly adjacent to Tempe Beach Park, which has adjoining property lines to the north and east. To the west of the site, across Rio Salado Parkway, are the Metro Valley Light Rail and Union Pacific Railroad tracks and an industrial-zoned property. To the south are commercial zoned properties with office uses. On May 11, 2022, the Historic Preservation Commission issued the developer a Certificate of Appropriateness for a landscape plan for the Ash Avenue Bridge abutment approach/roadbed and adjoining west side embankment, located at 80 and 250 West Rio Salado Parkway (PL210130/HPO220003) in coordination with the 250 Rio project. On June 23, 2022, City Council approved a General Plan Amendment, Zoning Map Amendment, Planned Area Development Overlay, and a Development Plan Review for a new 14-story office building with ground floor commercial for 250 Rio (PL210130). On August 18, 2022, City Council approved a Development and Disposition Agreement for 250 West Rio Salado Parkway, which permitted a variety of deviations from the Zoning and Development Code. The applicant is proposing to modify to the development from a 14-story office building to a 16-story residential condominium. PL250333 – 250 RIO Page 2 January 8, 2026 For further processing, the applicant will need review of the revised plans by the Historic Preservation Officer regarding the Ash Avenue Bridge abutment/roadbed modifications, approval of a Development Plan Review, and an Amended Subdivision Plat to combine the two lots into one and create a condominium. The applicant also intends to work with the City to amend the development agreement, which is expected to include exceptions to several of the Transportation Overlay District (TOD) requirements related to the project design and uses along Rio Salado Parkway. SITE PLAN REVIEW One preliminary and one formal site plan review were conducted in February and November 2025. Staff’s comments pertained to: Coordinating the site plan with the renderings to more closely depict the proposal Addressing the ground floor design and uses requirements of the TOD Request for a mobility hub on the south end of the project Access control between public and private property Access to and protection of the ball field embankment The driveway and gate to the trash and loading area adjacent to Rio Salado Parkway Use of the driveway that is located on City of Tempe-owned property on the north end of the site Notification of future homeowners about the numerous special events that occur at Tempe Beach Park Security risks during events at Tempe Beach Park How the closure of Rio Salado Parkway and surrounding roads for special events will restrict resident access to the development Better defining amenity spaces and whether they are public or private The design of barriers around unit balconies and the residential amenity deck Site storm water retention Obtaining City of Phoenix approval for development within the Val Vista waterline easement. City staff met with the applicant multiple times to discuss comments. Several of the issues are addressed through recommended conditions of approval, several will need to be addressed during the Development Plan Review process, and several will need to be addressed through the development agreement. PUBLIC INPUT Neighborhood meeting required Neighborhood meeting held: November 3, 2025 at 6:00 p.m. at 100 South Mill Avenue, Suite 922. See attached summary of meeting provided by the applicant (Exhibit 30). Community Development staff attended the meeting. One member of the public attended and asked questions pertaining to intended uses on the first floor of the building, if commercial use was proposed, traffic, vehicular access to the site, and the building height. The applicant received one email from a member of the public that contained questions about traffic, parking, if any commercial use was proposed, if the Federal Aviation Administration had reviewed the project, solid waste collection, and access during special events. The email with the applicant’s responses is included in the exhibits. Staff has not received public input as of completion of this report. PROJECT ANALYSIS CHARACTER AREA PLAN PL250333 – 250 RIO Page 3 January 8, 2026 This site is located within the Downtown / ASU / Rio Salado / NW Neighborhoods Character Area Plan. This plan encourages sustainable growth, long-term generational investments to create a safe, clean, equitable and healthy city, and infill projects which are compatible with the existing context. This proposal incorporates several principles and guidelines of the plan. Historic Properties + Districts: in association with the proposed development, the developer has agreed to make improvements to the Ash Avenue Bridge abutment approach/roadbed and westside embankment, which is designated in the Tempe Historic Property Register. Open Spaces + Landscape Treatments: the conceptual site plan includes a pocket park for public use and garden, plaza, and upper floor amenity deck for private use. Shade + Site Amenities: future design is expected to include seating, quiet and active zones, and shade. PLANNED AREA DEVELOPMENT The applicant requests an Amended Planned Area Development (PAD) for a 16-story residential development with a maximum building height of 215 feet. The table below shows a comparison of the development standards for the previously approved and proposed PAD Overlays. 250 RIO – PAD Overlay Standard EXISTING CC TOD PAD PROPOSED CC TOD PAD Change Residential Density (du/ac) NS 61 -- Building Height (feet) [Exceptions, see Section 4-205(A)] Building Height Maximum 210’ 215’ Increase Building Height Step-Back Required Adjacent to SF or MF District [Section 4-404, Building Height Step-Back] No No -- Maximum Lot Coverage (% of net site area) 70% 70% -- Minimum Landscape Area (% of net site area) 20% 20% -- Setbacks (feet) (a) [Exceptions, see Section 4-205(B)] Front Parking 0’ min/ 50’ max 20 ft -- Side 0 ft Rear 0 ft Street Side Parking 25 ft 20 ft Vehicle Parking 121 121 -- Bicycle Parking 113 113 -- The only development standard modification proposed by the PAD is to increase the maximum building height from 210 feet to 215 feet, allowing the building to increase from 14 to 16 stories. Section 6-305 D. Approval criteria for P.A.D. (in italics): 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. The General Plan Land Use Designation for this property is Mixed-Use Urban (more than 65 du/ac). While not a mixed-use project, an entirely residential development is permitted in the existing City Center zoning district. The project will fulfill several goals of the General Plan by providing a higher-density residential project within a Rail Corridor growth area, creating a PL250333 – 250 RIO Page 4 January 8, 2026 walkable community with a sense of place, and preserving an historic structure. 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 requested development standards take the location and site context into consideration. Specific design elements will be addressed through the Development Plan Review Process. 3. The development appropriately mitigates transitional impacts on the immediate surroundings. Buildings do not exist directly adjacent to the site; however, the development will impact the adjacent City properties, and the developer has committed to making improvements to the historic Ash Avenue Bridge abutment approach/roadbed. The applicant is aware of potential access and security concerns for the development during special events held at the park and has committed to coordinating with the City to resolve these issues. REASONS FOR APPROVAL: 1. The project addresses many of the goals and objectives of the General Plan. 2. The PAD overlay process was specifically created to allow for greater flexibility, including increased building height. 3. The proposed project meets the approval criteria for an Amended Planned Area Development. Based on the information provided and the above analysis, staff recommends approval of the requested Amended Planned Area Development. This request meets the required criteria and will conform to the conditions. ZONING AMENDMENT AND PLANNED AREA DEVELOPMENT CONDITIONS OF APPROVAL: (Non-standard conditions are identified in bold) EACH NUMBERED ITEM IS A CONDITION OF APPROVAL. THE DECISION-MAKING BODY MAY MODIFY, DELETE OR ADD TO THESE CONDITIONS. 1. 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 Planned Area Development approval shall be null and void. 2. The 1st Amended Planned Area Development Overlay for 250 RIO shall be put into proper engineered format with appropriate signature blanks and kept on file with the City of Tempe’s Community Development Department within sixty (60) days of the date of City Council approval and prior to issuance of building permits. 3. A Development Plan Review application shall be submitted to the Community Development Planning Division within two (2) years of the date of City Council approval. If this condition is not met, the Planned Area Development Overlay 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. The developer shall submit an updated landscape plan to the Historic Preservation Officer (HPO) for review. The HPO shall determine whether the plan is eligible for issuance of a Certificate of No Effect by the HPO or if the applicant must apply for a Certificate of Appropriateness to the Historic Preservation Commission (HPC). The HPC issued the developer a Certificate of Appropriateness in May 2022 for the previous developer’s PL250333 – 250 RIO Page 5 January 8, 2026 proposed rehabilitation of the historic Ash Avenue abutment roadway approach (PL210130/HPO220003), which is a Tempe Historic Property Register-designated property. 5. The applicant shall continue to make the VinsonStudio PLLC’s Assessment of the Historic Roadbed and Bridge Abutment for the City of Tempe, Arizona (2018) integral to their plan for restoring the Ash Avenue Bridge abutment approach. 6. 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 by the Historic Preservation Officer. 7. 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 Development Department, Historic Preservation Officer. Obligation of this condition shall be noted on the permitted set of plans. 8. If required by the Federal Aviation Administration (FAA), the developer shall provide documentation to the City prior to building permit issuance, that Form 7460-1 has been filed for the development and that the development received a “No Hazard Determination” from the FAA. If temporary equipment used during construction exceeds the height of the permanent structure, a separate Form 7460-1 shall be submitted to the FAA and a “No Hazard Determination” obtained before the construction start date. 9. The developer shall record a Notice to Prospective Purchasers of Proximity to Airport in order to disclose the existence and operational characteristics of Phoenix Sky Harbor International Airport to future owners or tenants of the property. 10. The developer shall ensure that a representation is included in the Residential Lease Owner’s Property Disclosure Statement, or if no Disclosure Statement is provided to the tenant, that prospective tenant is notified in writing of the proximity of the development to the airport, per the content and form approved by the City Attorney, in order to disclose the existence and operational characteristics of Phoenix Sky Harbor International Airport. 11. The developer shall record a Notice to Prospective Purchasers of Proximity to Tempe Beach Park in order to disclose the existence and operational characteristics of the numerous special events held at the park that may result in frequent closures or restrictions of vehicular access to parking or to the adjacent streets to future owners or tenants of the property. The content and form of the notice shall be approved by the Police Department and Community Development Department. 12. The developer shall ensure that a representation is included in the Residential Lease Owner’s Property Disclosure Statement, or if no Disclosure Statement is provided to the tenant, that prospective tenant is notified in writing of the proximity of the site to the numerous live entertainment venues in the vicinity of the downtown, in order to disclose PL250333 – 250 RIO Page 6 January 8, 2026 the existence and operational characteristics of such businesses. The content and form of the notice shall be approved by the Police Department and Community Development Department. 13. An access and shared maintenance agreement for use of City property located on the north side of the subject site to access the proposed development shall be addressed either through an amended development agreement or recorded by separate instrument. 14. An access agreement between the City and developer regarding public access on and through the Historic Ash Avenue roadway and connecting the east side of the subject development, as well as public access to the privately-owned park on the south side of the development, adjacent to Rio Salado Parkway, shall be recorded. Such agreement shall be addressed either through an amended development agreement or recorded by separate instrument. 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. HISTORY & FACTS: July 27, 2021 Development Review Commission approved a Preliminary Subdivision Plat for 250 Rio, located at 250 West Rio Salado Parkway. (PL210130) May 11, 2022 Historic Preservation Commission approved a Certificate of Appropriateness for the landscape plan for the Ash Avenue Bridge abutment approach/roadbed and adjoining west side embankment, located at Tempe Beach Park at 80 West Rio Salado Parkway. This request was in coordination with the 250 RIO (PL210130) project. (HPO220003) Historic Preservation Commission recommended approval to the Development Review Commission for a General Plan Land Use Map Amendment from Public Open Space to Mixed-Use and Density Map Amendment from No Density to High Density-Urban Core (more than 65 du/ac); a Zoning Map Amendment from GID and R1-6 to CC; a Planned Area Development Overlay to establish development standards; and a Development Plan Review for a new 14-story office building with ground floor commercial for 250 RIO (PL210130), located at 250 West Rio Salado Parkway. (HPO220003) May 24, 2022 Development Review Commission recommended approval to City Council for the request of a General Plan Land Use Map Amendment from Public Open Space to Mixed-Use and Density Map Amendment from No Density to High Density-Urban Core (more than 65 du/ac); a Zoning Map Amendment from GID PL250333 – 250 RIO Page 7 January 8, 2026 and R1-6 to CC; a Planned Area Development Overlay to establish development standards; and a Development Plan Review for a new 14-story office building with ground floor commercial for 250 RIO, located at 250 West Rio Salado Parkway. (PL210130) June 9, 2022 1st City Council hearing date (introduction) for 250 RIO. (PL210130) June 23, 2022 City Council approved an ordinance for a Zoning Map Amendment from GID and R1-6 to CC; a Planned Area Development Overlay to establish development standards; a resolution authorizing a General Plan Land Use Map Amendment from Public Open Space to Mixed-Use and Density Map Amendment from No Density to High Density-Urban Core (more than 65 du/ac); and a Development Plan Review for a new 14-story office building with ground floor commercial for 250 RIO, located at 250 West Rio Salado Parkway. (PL210130) August 18, 2022 City Council approved a Development and Disposition Agreement for Developer- owned real property located at 250 West Rio Salado Parkway and authorized the Mayor to execute a development agreement, on or more deeds, leases, and related documents with 250 Rio Owner LLC (Developer) to effect such transaction. (Ord. No. O2022.24) December 9, 2025 Development Review Commission recommended approval of Amended Planned Area Development Overlay to modify the development standard for building height and change the development type from office to residential for a new 16- story, 110 dwelling unit project on 1.81 acres for 250 RIO (PL250333), located at 250 West Rio Salado Parkway. January 8, 2026 This request is scheduled for the introduction and first City Council public hearing January 22, 2026 This request is scheduled for the second City Council public hearing. ZONING AND DEVELOPMENT CODE REFERENCE: Section 6-305, Planned Area Development Overlay Districts