CC_STAFFREPORT_NOVUS_ PARCEL 5F_03262026.DOCX
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_________________________________________________ ___________ STAFF REPORT NOVUS PARCEL 5F (PL250449) PROJECT DATA: Project Address 720 and 800 East Rio Salado Parkway Property Owner Arizona Board of Regents, a body corporate, for and on behalf of Arizona State University Applicant Gammage & Burnham PLC Zoning District (current/proposed) MU-Ed PAD, RSOD/MU-Ed, RSOD, AFDPA Net Site Area 5.5 acres COMMENTS: This site is located on the northwest corner of Rio Salado Parkway and Rural Road in the NOVUS Innovation Corridor. Surrounding uses include Marina Heights Buildings A through E to the west, an Arizona State University (ASU) parking lot to the east, across Rural Road, Tempe Town Lake to the north, and ASU-related athletic facilities to the south, across Rio Salado Parkway. The site is made up of a single parcel known as NOVUS Parcel 5F and further referred to as Parcels 5FW and 5FE on the NOVUS Master Land Use Plan. The subject parcel is currently used as a surface parking lot used by ASU students, faculty, student athletes and sports fans visiting the nearby Mountain American Stadium, the Mullet Arena, and the Desert Financial Arena. The applicant intends to develop two mid- to-high rise buildings on Parcels 5FW and 5FE for future office and residential uses. The site is currently located within the Marina Heights – East PAD. Approved by City Council in 2007, Marina Heights is a regional office campus developed along the southern bank of Tempe Town Lake which initially included five towers with two million square feet of office space and 50,000 square feet of retail space. Parcels 5FW and 5FE included plans to develop two towers, 10 and 11 stories respectively, with a total of 587,000 square feet of office space. The City Council adopted the ASU Athletic Facilities District Planning Area (AFDPA) (Zoning and Development Code Part 5, Chapter 7) in 2018 to “encourage appropriate development and redevelopment for transforming an approximate 276-acre land area generally located between ASU and Tempe Town Lake into a mixed-use urban community with athletic fields and facilities.” Sections 5-701 through 5-708 of the Zoning and Development Code (ZDC) defines the boundaries of the AFDPA district and describes the allowed land uses, development standards, and review procedures for property located within the AFDPA boundaries. The AFDPA created a structure for the development rights, standards and design expectations of property within the NOVUS Innovation Corridor. Because of this established framework, the applicant proposes to remove the Marina Heights – East PAD overlay from the site and incorporate the site into the AFDPA. Inclusion within the AFDPA will facilitate future development of the site that will provide the same high quality, vibrant, mixed-use urban design concepts of other successful sites within the NOVUS Innovation Corridor. Incorporating the site into the AFDPA requires a Code Text Amendment to Part 5, Chapter 7 of the ZDC (AFDPA). Specifically, the amendment will 1) revise the land area of the AFDPA to 281.5 acres from 276 acres, 2) include the site within the AFDPA boundary and subdistrict maps, 3) revise the gross site area of the Rio Salado and Rural Mixed-Use Land Area from 29 acres to 34.5 acres in the AFDPA Use Parameters table and 4) revise the net developable area of the Rio Salado and Rural PL250449 – NOVUS PARCEL 5F Page 2 March 4, 2026 Mixed-Use Land Area from 24 acres to 29.5 acres in the AFDPA Use Parameter Table. The applicant is requesting a Zoning Map Amendment from MU-Ed PAD, RSOD to MU-Ed, RSOD, AFDPA and a Code Text Amendment to Part 5, Chapter 7 (AFDPA) of the Zoning and Development Code. For further processing, the applicant will need approval of a Major Development Plan Review for the future office and residential buildings on NOVUS Parcels 5FW and 5FE. PUBLIC INPUT A neighborhood meeting was required. The neighborhood meeting was on January 29, 2026 from 6:00 pm to 6:30 pm in Suite 110 of the 777 Tower, located at 777 South Novus Place. There were no attendees from the public at the neighborhood meeting. See attached summary of meeting provided by the applicant. Community Development staff attended the meeting. As of the completion of this report, Planning staff has not received any questions or comments about the project. JOINT REVIEW COMMITTEE The request was heard at the March 4, 2026 Joint Review Committee hearing. No members of the public spoke regarding the request. PROJECT ANALYSIS CHARACTER AREA PLAN The Downtown Tempe, Rio Salado, ASU, Northwest Neighborhoods Character Area Plan 3 was adopted by City Council in 2018 and recommends a unified patchwork of destinations that include the downtown Tempe area, the Rio Salado corridor, Tempe Town Lake, ASU, the NOVUS Innovation Corridor, and the northwest neighborhoods of Tempe by connecting students, residents, visitors, sports fans and business customers through a walkable, active, and transit-oriented environment. The specific goals set forth in this Character Area Plan include increasing the residential population and number of employees; connecting people to areas for living, working, educational, recreational, cultural and commercial uses; fostering economic development; supporting human health and livability; and improving the accessibility and quality of redevelopment and infill projects within its boundaries. The rezoning of the proposed site works to achieve the purposes of this Character Area Plan. ZONING The proposed Zoning Map Amendment from MU-Ed PAD, RSOD to MU-Ed, RSOD, by removing the Planned Area Development (PAD) Overlay and adding the ASU Athletics Facilities District Planning Area (AFDPA) Overlay, will conform with the General Plan 2050 Mixed-Use Urban Core land use designation for the subject site and surrounding land to the east, south and the west. Additionally, the proposed zoning designation is consistent with the surrounding mixed uses and zoning districts and is compatible with the Marina Heights development to the west and the mixed-uses to the north, across Tempe Town Lake. 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 PL250449 – NOVUS PARCEL 5F Page 3 March 4, 2026 would implement the General Plan and will allow for the development of two new mid-to-high rise buildings that will offer additional housing and expanded employment opportunities in a contextually appropriate environment. 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. 3. The proposed zoning map amendment is compatible with the surrounding land uses, zoning designations and development standards. The proposed zoning designation is consistent with the surrounding mixed uses and zoning districts and is compatible with the Marina Heights development to the west and the mixed-uses to the north, across Tempe Town Lake. 4. The proposed zoning map amendment mitigates impacts on land use, water infrastructure, utilities or transportation. Impacts of the project will be mitigated through future review of Development Plan Review applications. The proposed code text amendment is necessary to facilitate the proposed zoning map amendment. 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. Based on the information provided and the above analysis, staff recommend approval of the requested Zoning Map Amendment and Code Text 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. 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. HISTORY & FACTS: June 1, 2006 Council approved a Zoning Map Amendment from GID, General Industrial District, to MU-Ed, Mixed-Use Educational District. April 9, 2006 The Project Review Committee of the Rio Salado Advisory Commission reviewed the request for Marina Heights at Tempe Town Lake and recommended approval. May 22, 2007 The Development Review Commission recommended approval of the Planned Area Development Overlay and approved a Use Permit for tandem parking for PL250449 – NOVUS PARCEL 5F Page 4 March 4, 2026 Marina Heights at Tempe Town Lake – East. May 31, 2007 Council introduced and held the first public hearing for a Planned Area Development Overlay for Marina Heights at Tempe Town Lake – East. June 28, 2007 Council held the second public hearing and approved a Planned Area Development Overlay for Marina Heights at Tempe Town Lake – East. January 29, 2026 The applicant held a neighborhood meeting for this request. March 4, 2026 The Joint Review Commission is scheduled to hear the request for ZON250011 - Zoning Map Amendment from MU-Ed PAD, RSOD to MU-Ed, RSOD, and adding the ASU Athletic Facilities District Planning Area (AFDPA) Overlay and ZOA250006 – Code Text Amendment to the Zoning and Development Code consisting of revisions to Part 5, Chapter 7 (AFDPA). March 26, 2026 City Council is scheduled for the introduction and first public hearing for this request. April 16, 2026 City Council is scheduled for the second and final public hearing for this request. ZONING AND DEVELOPMENT CODE REFERENCE: Section 6-304, Zoning Map Amendment