CC_EXHIBITS_NOVUS_PARCEL 5F_03262026.PDF

City of Tempe — Regular City Council Meeting (2026-03-26)

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EXHIBITS
for
NOVUS PARCEL 5F
(PL250449)

1.
Zoning Map
2.
Aerial Map
3-12.
Applicant’s Letter of Explanation (Includes Existing and Proposed General
Plan and Zoning Designations)
13-19.
Proposed Zoning and Development Code Text Amendment to Chapter 7
(ASU Athletic Facilities District Planning Area (AFDPA) Overlay)

20-40. Neighborhood Meeting Summary and Public Input

40-45. Site Context Photos

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Enterprise GIS and Data Analytics Group; City of Tempe
, Vantor
General Industrial District (GID)
! ! ! ! ! !
! ! ! ! ! !
! ! ! ! ! ! Mixed Use High (MU-4)
Mixed Use Educational (MU-ED)
.
Novus Parcel 5F
PL250449
9
SITE:
MU-ED,
PAD,
RSOD
N SCOTTSDALE RD
S RURAL RD
E RIO SALADO PKWY

Enterprise GIS and Data Analytics Group; City of Tempe
, Vantor
²
Aerial Map
NOVUS PARCEL 5
PL250449

10333.2.5355886.5

NOVUS PARCEL 5F

720 East Rio Salado Parkway
Tempe Planning Case No. PL250449

Applicant’s Letter of Explanation for:
Zoning Amendment (Map and Code Text) Application

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: January 27, 2026

NOVUS PARCEL 5F
Applicant’s Letter of Explanation
January 27, 2026

10333.2.5355886.5
2

APPLICANT

Catellus Development Corporation (“Catellus” or the “Applicant”), the master developer of the
Novus Innovation Corridor (“Novus”), respectfully submits this application to accommodate the future
development of approximately 5.5 acres of property at the northwest corner of Rural Road and Rio Salado
Parkway (the “Site”) within Novus. See Figure A below for an aerial photograph of the Site. The Site,
which is owned by the Arizona Board of Regents for and on behalf of Arizona State University (“ASU”),
is development parcels 5FE and 5FW of the master land use plan for Novus.

NOVUS INNOVATION CORRIDOR

Created by state legislation in 2010, the Athletic Facilities District / Novus is a multi-phase, mixed-
use redevelopment initiative that transforms underutilized ASU-owned land adjacent to the Tempe
campus and Tempe Town Lake (the “Lake”) into a world-class urban community. Branded as the Novus
Innovation Corridor (“Novus”), the project was conceived as both a real estate development strategy and
an innovative funding mechanism for ASU athletic facilities. At build-out, Novus will encompass
approximately 350 acres and deliver more than 10 million square feet of development, including offices,
residences, hotels, retail stores, restaurants, and entertainment venues, integrated with the university’s
NCAA-quality athletic fields and facilities.

For the community, Novus represents a vibrant opportunity to attract high-quality, mixed-use
development consistent with General Plan 2050’s (the “General Plan”) goals for urban intensification and
economic growth for this area. The framework is designed to allow private development partners to bring
forward projects that are both responsive to market demand and compatible with the district’s land use

NOVUS PARCEL 5F
Applicant’s Letter of Explanation
January 27, 2026

10333.2.5355886.5
3

plan. As new phases are built, Novus continues to advance the City of Tempe’s (the “City”) vision for a
walkable, transit-oriented, and architecturally cohesive urban core.

As the master developer of Novus, Catellus works in close collaboration with ASU to implement
the shared vision for the district. The Applicant’s role includes refining the master land use plan, installing
the backbone infrastructure, marketing the development site, and supporting entitlement efforts for
individual projects.

In 2018, the City of Tempe adopted the ASU Athletic Facilities District Planning Area (“AFDPA”)
Overlay to govern development within Novus. Codified in Sections 5-701 through 5-708 of the City’s
Zoning and Development Code (the “ZDC”), the AFDPA defines the boundaries, land uses, development
standards, and review procedures applicable to the overlay district. The overlay enables high-density,
mixed-use urban development while maintaining flexibility for ASU’s own academic and athletic uses.
Development within the overlay is guided by planning principles that support transit-oriented design,
walkability, and activation of the public realm.

The AFDPA establishes a structured entitlement framework for Novus, dividing the district into
subdistricts with allocated development rights that allow approximately 4,175 residential units, 4.87
million square feet of office use space, 350,532 square feet of restaurant/retail/service use space, 1,426
hotel keys, and 205,700 square-feet of community/civic space. AFDPA development standards require a
minimum residential density of 65 dwelling units per acre and do not impose a maximum building height,
consistent with the General Plan’s vision for a Mixed-Use Urban Core. All development is subject to both
City review and internal oversight by the Novus Architectural Review Committee, which enforces
compliance with the Novus Design Guidelines.

The Site is located within Phase 5 of Novus and includes development parcels of 5FE and 5FW,
which are respectively designated for mid-to-high rise office and residential uses by the Novus master
land use plan. The Applicant is submitting a zoning map and text amendment application to remove the
Marina Heights East – Planned Area Development (the “PAD”) Overlay from the Site and to incorporate
the Site into the AFDPA Overlay. The approval of the request will bring the Site into alignment with the
development standards and planning framework governing Novus and support the future redevelopment
of the Site in accordance with the General Plan and ZDC.

SITE CONDITION AND ZONING

The Site, which is currently a surface parking lot used by ASU students, faculty, student athletes,
and fans attending events at nearby athletic venues, including Mountain America Stadium, Mullett Arena,
and Desert Financial Arena, is a prominent location within a mixed-use urban environment where
employment, academic, high-density residential, entertainment, and recreational uses converge. The Site
is currently zoned Mixed-Use Educational (MU-Ed) Rio Salado Overlay District (RSOD) and is part of
the Marina Heights – East PAD Overlay district.

The Marina Heights – East PAD (the “PAD”) was originally approved to facilitate a major regional
office campus fronting the Lake. This PAD enabled the development of five office towers totaling
approximately two million square feet of office space and 50,000 square feet of retail space. Buildings G

NOVUS PARCEL 5F
Applicant’s Letter of Explanation
January 27, 2026

10333.2.5355886.5
4

and H of the PAD applicable to the Site were intended as the final phase, with entitlements in place for a
10-story, 174-foot office tower (Building G) and an 11-story, 186-foot office tower (Building H), together
providing over 587,000 square feet of office space. While the prior PAD remains in effect, the final phase
was never constructed. In light of the Site’s location within Novus, the existing MU-Ed zoning and the
adoption of the AFDPA in 2018, the PAD no longer reflects the appropriate planning framework to guide
the future redevelopment of the Site.

AREA CONTEXT

The area surrounding the Site consists of a mix of office towers, residential high-rises, athletic
facilities and hospitality, retail, and commercial uses associated within the context of the Lake, downtown
Tempe, ASU, and Novus. Existing and planned uses in proximity to the Site include:

• Marina Heights Building E (16-stories) abutting the Site to the west;
• Marina Heights Building D (9-stories) located west of the Site;
• Marina Heights Building C (6-stories), Marina Heights Building B (17 stories), and Marina
Heights Building A (9-stories) located west of the Site;
• Shorehaven at South Pier, a 21–23 story mixed-use development under construction east of
the Site across Rural Road;
• The Watermark Tempe (15-stories), Aura Watermark Apartments (7-stories), and Norte
Town Lake Apartments (7-stories) located north of the Site across the Lake;
• Hayden Ferry Lakeside B1 (8-stories), B2 (12 stories), and B3 (10-stories), along with
Bridgeview Condominiums (12-stories) and AC Hotel Tempe (6-stories), located west of the
Site along Rio Salado Parkway;

See Figure B below for a surrounding uses map identifying the above-referenced uses, as well as
and other nearby uses and features. As shown on the map, the Site is centrally located within an active
lakefront district, characterized by a concentration of mid-to-high rise mixed-use projects, ASU facilities,
and abundant public transit access. Activating the Site with a new high-rise mixed-use development will
complement both the Lake corridor and Novus through accessible ground-floor uses, enhanced public
realm amenities, and a skyline presence consistent with the surrounding context.

NOVUS PARCEL 5F
Applicant’s Letter of Explanation
January 27, 2026

10333.2.5355886.5
5

APPLICATION

The Applicant is submitting a zoning map and code text amendment application (collectively, the
“Application”) to remove the Site from the Marina Heights East PAD Overlay and to incorporate the Site
into the AFDPA Overlay. The request will integrate the Site into the City’s regulatory framework for
Novus and establish appropriate standards to support mixed-use development consistent with the City’s
adopted vision for lakefront urban development. Specifically, the Application consists of the following:

• Zoning Map Amendment to rezone the Site from MU-Ed PAD RSOD to MU-Ed AFDPA RSOD.

• Code Text Amendment to amend ZDC Section 5-701A (AFDA Purpose), ZDC Figure 5-702A
(AFDPA Boundary Map), ZDC Figure 5-706A (AFDPA Subdistricts Map), and ZDC Table 5-
706B (AFDPA Use Parameters) to apply use parameters and development standards associated
with the AFDPA Rio Salado and Rural Mixed-Use Subdistrict to the Site
Current and proposed zoning maps are provided below in Figures C and D. Current and proposed text
pertaining to ZDC sections and figures noted above are provided separately as part of the Application
submittal package.

NOVUS PARCEL 5F
Applicant’s Letter of Explanation
January 27, 2026

10333.2.5355886.5
6

FIGURE C: CURRENT ZONING MAP

FIGURE D: PROPOSED ZONING MAP

NOVUS PARCEL 5F
Applicant’s Letter of Explanation
January 27, 2026

10333.2.5355886.5
7

The Applicant intends to redevelop the Site in the future with two mid-to-high rise towers
providing office space, multifamily residential units, and restaurant/retail space along with associated site,
landscape, and parking improvements. The Application is in alignment with the City’s vision for mixed-
use lakefront development and General Plan 2050’s Mixed-Use Urban Core land use and density
projection for the Site. It also reflects the Site’s established high-rise context within Novus, and its
proximity to public transit, the ASU campus, downtown Tempe, and regional freeways.

ZONING AMENDMENT APPROVAL CRITERIA

General Plan 2050 – Projected Land Use and Projected Residential Density Conformance

As shown by the map provided in Figure E below, the General Plan projects the Site for Mixed-
Use Urban Core development with a residential density greater than 65 dwelling units per acre. According
to the General Plan, the mixed-use land use category is intended to accommodate a mixture of residential
and commercial uses and to encourage creatively designed developments where there is an opportunity to
live, work, and recreate in the same development, or within the same area. The Application does not
propose to change the Site’s mixed-use zoning classification. Furthermore, the future mixed-use
redevelopment of the Site, as described above, will contribute to a vibrant, urban, mixed-use community
where there is an opportunity to live, work, learn, and play within a single area.

NOVUS PARCEL 5F
Applicant’s Letter of Explanation
January 27, 2026

10333.2.5355886.5
8

Supports Applicable Area Policy Plans

As discussed below, the approval of the Application will also support the following area policy
plans applicable to the Site.

Character Area 3: Downtown Tempe, Rio Salado, ASU, Northwest Neighborhoods

In order to further the goals of and implement the General Plan, the City of Tempe adopted a
character area plan for the Downtown Tempe, Rio Salado, ASU and Northwest Neighborhoods areas (the
“Character Plan”). The Site is located within the boundaries for Character Area 3. The general vision for
Character Area 3 is to create a seamless patchwork of destinations that meld downtown Tempe, the Rio
Salado corridor / Town Lake, ASU / Novus Innovation Corridor, and Tempe’s Northwest Neighborhoods
by connecting people to places through active, walkable, and transit-oriented environments. The approval
of the Application will accommodate a project to be processed later as a separate development plan review
application(s) in accordance with procedures for Novus and the AFDPA overlay and to be designed within
the context of the Character Plan’s design guidelines and place-making principles. Specifically, the
Application will further the following performance measures associated with the Character Plan’s design
guidelines and place-making principles:

• Increase the residential population and number of employees in downtown Tempe.
• Connect people to places for living, employment, education, transportation, open space,
cultural and recreation, and commercial uses through well-designed streetscapes, shade, and
active ground floors.
• Support human health, economic development, and livability through the creation of a
walkable, bikeable, and transit-oriented environment.
• Foster economic development throughout the area through an engaging pedestrian realm.
• Improve the quality, accessibility, and connectivity of redevelopment and infill projects.

Town Lake Vision / Design Documents

The Application is consistent with the planning vision for development along the Lake, as
established in the City’s Town Lake Design document and expressed in previous City Council
presentations, including the October 2015 update. More specifically, the Application is aligned with the
following elements of this vision:

• The high-density, mixed-use lakefront character envisioned for the south shore of the Lake.
• A balanced integration of commercial and residential land uses, with an emphasis on active,
high-performing development along the waterfront.
• The preservation of opportunities for podium-level retail or restaurant activation in future site
planning, supporting a vibrant, pedestrian-oriented edge.
• Varying building heights up to 25 stories providing view corridors to the Lake, surrounding
mountains and/or urban skyline.
• Unimpeded public access to the lakefront.

NOVUS PARCEL 5F
Applicant’s Letter of Explanation
January 27, 2026

10333.2.5355886.5
9

The future development plan review application(s) to be processed in coordination with this
Application will also reflect alignment with the following elements of the vision:

• Upscale, clean and contemporary building designs with nautical colors which speak to the
recreational marine setting of the Lake.
• Building materials designed to respond to desert-specific climate conditions.
• Significant landscape improvements that will soften the development’s appearance, reduce the
urban heat island effect, and facilitate shaded pedestrian movements.
• Access to individual private outdoor space for residents.

Mill + Lake District Streetscape Principles and Guidelines

The Site is located in the Mill + Lake District (the “District”) planning area. In 2011, the City
issued a policy plan providing streetscape principles to guide the future redevelopment and ongoing
maintenance of public rights-of-way in the District. The site and landscape plans to be processed
separately as part of future development plan review application(s) for the Site will be designed within
the context of the policy plan’s principles, objectives and guidelines. The principles and objectives of the
District that the design of the future project(s) on the Site will consider and further include but are not
limited to the following:

Principles
• Achieve a level of detail and intensity of experience that promotes human interaction and
economic vitality and enhances the street infrastructure as an interesting and catalytic network
of public spaces connecting the downtown core.
• Prevent slum and blight, encourage reinvestment, stimulate private investment and attract new
development, which would include attention to street-front appearance (attractive, accessible
and human-scaled) and function of public space, in turn maximizing the potential of existing
attractions while creating new destinations and features appealing to all ages.
• Enhance the community’s quality of life for future generations by creating a memorable,
sustainable (socially and economically, as well as environmentally) sense of place with an
aesthetically pleasing theme, safe, human-scaled pedestrian environments, adequate lighting,
shade, pathways and efficient circulation, accessible to all.
• Support a human-scaled environment that enables future pedestrian activity and reinforces the
street edge as part of an integrated public realm.
• Recognize opportunities to enhance community quality of life through sustainable circulation
patterns and future public-realm design elements such as shade, pathways, and multimodal
access.

CONCLUSION

Catellus is enthusiastic about the continuing opportunity to be part of the transformation of Novus,
as well as advancing Phase 5 of Novus. The approval of the Application will facilitate the transformation
of a surface parking lot at a prominent location along Tempe Town Lake and within Novus into two high-
quality, contemporary towers providing needed office, multifamily residential, and flex restaurant/retail

NOVUS PARCEL 5F
Applicant’s Letter of Explanation
January 27, 2026

10333.2.5355886.5
10

use spaces along with integrated structured parking and significant landscape and pedestrian realm
enhancements. The appropriate scale and contemporary design of the future towers will complement
Marina Heights, as well as planned uses within Phase 5 of Novus. In the broader context, the provision of
high-quality commercial office, urban housing, and dining and retail options will both serve as a catalyst
for future redevelopment opportunities along the Lake that will continue the transformation of Novus into
a world-class, mixed-use urban community. These improvements will serve both the community and ASU
for generations to come. We look forward to discussing the Application with you and respectfully request
your support.

CHAPTER 7— ASU ATHLETIC FACILITIES DISTRICT PLANNING AREA (AFDPA)
OVERLAY

Section 5-701 Purpose and Applicability.
A.
Purpose. The general purpose of the AFDPA is to encourage appropriate development and redevelopment
for transforming an approximate 281.5276 acre land area generally located between ASU and Tempe Town
Lake into a mixed-use urban community with athletic fields and facilities.
B.
Applicability. Development standards, review and approval procedures specified by this chapter shall apply
to the development of AFDPA commercial use, AFDPA residential use, and mixed uses within the AFDPA.
Standards and review procedures specified by this chapter shall not apply to public university uses and public
university related uses within the AFDPA. Where a conflict exists between a provision of the AFDPA and any
underlying zoning district or development standard, the AFDPA provision shall govern.
C.
Design Standards. The design standards applicable to development of AFPDA commercial use, AFPDA
residential use, and mixed uses within the AFPDA are described in the novus design standards as may be
amended. where appropriate within the AFPDA, standards and best practices associated with the
transportation overlay district shall be encouraged as described in subsection d and e below.
D.
AFDPA TOD Principles. The transportation oriented development principles of the AFDPA are as follows:
1.
Promote and increase the use of alternative modes of transportation such as walking, bicycling,
carpooling, riding the bus or light rail;
2.
Encourage a mix of uses and balance of densities and intensities within identified activity areas
accessible to alternative modes of transportation;
3.
Provide a quality of urban design (as defined within the standards) that attracts and encourages
pedestrian activity;
4.
Reinforce the public investments and private development to achieve a compact form of development
conducive to walking, bicycling, and transit use; and
5.
Provide facilities that create a safe, accessible, comfortable, and pleasant environment for people;
maintain safe access for automobiles and adequate parking and minimize conflicts between vehicles
and pedestrians.
E.
AFDPA TOD Design Principles. The AFDPA Transportation Oriented Development Design Principles are as
follows:
1.
Commercial Projects. Design of commercial projects should enhance the urban experience of the
District by considering the unique aspects of each project's ground floor and upper levels. As with all
projects within the District, commercial projects should spatially reinforce the public realm.
2.
Residential Projects. Design of residential projects should enhance the urban experience of the District
by considering the unique aspects of each project's ground floor and upper floors. Residential building
design should convey the pedestrian circulation around and through the project to create a safe and
livable environment for residents, visitors, and the public passing by.
(Ord. No. o2026. o2018.74, - -2612-20-18)

Section 5-702 Boundaries and Amendments.
The location and boundaries of the AFDPA are established as shown on the map titled "Zoning map, City of
Tempe" dated [
,
, 2026December 20, 2018, Ordinance No. o2026. o2018.74].

FIGURE 5-702A. AFDPA BOUNDARY MAP

(Ord. No. o2026. o2018.74, - -2612-20-18)

Section 5-703 Permitted Uses.
AFDPA uses are specified in Table 3-202b, Mixed-Use Educational (MU-ED) District.
(Ord. No. o2026. o2018.74, - -2612-20-18)

Section 5-704 Review and Approval Procedures.
AFDPA review and approval procedures are specified in Part 6, Table 6-101A.
(Ord. No. o2026. o2018.74, - -2612-20-18)

Section 5-705 Neighborhood Notification Procedures.
A.
At least fifteen (15) days prior to the Joint Review Committee meeting, the applicant or representative of the
subject property shall provide notice of the public meeting as follows:
1.
By electronic notice to the chairperson of the registered neighborhood association(s) and home
owners association(s) within one thousand three hundred twenty (1,320) feet (¼ mile) of the subject
property(ies). If electronic notice is not available, communication shall be provided by mailing a notice;
2.
By electronic notice to all members of the City Council and the Community Development Department,
or designee;

3.
The development site shall be posted with public notice about the meeting not less than fifteen (15)
calendar days prior to the date of the meeting, the date, time, and place, and a summary of the
request. Such notice shall be clearly legible and wherever possible, placed adjacent to the right-of-way
of a public street or road. It shall be the responsibility of the applicant to use reasonable efforts to
maintain the notice once it has been placed on the subject property. Signs shall be no smaller than
sixteen (16) square feet. It is the responsibility of the applicant to remove the sign within seven (7)
calendar days of the meeting.
B.
Other notification requirements for public meetings and public hearings will be provided by the Community
Development Department or the City Clerk, pursuant to Section 6-403 and 6-404.
(Ord. No. o2026. o2018.74, - -2612-20-18)

Section 5-706 Development Standards.
The development of AFDPA commercial uses, AFDPA residential uses, and mixed uses within the AFDPA shall
be in conformance with the land use parameters specified within Table 5-706B and the development standards
specified by Table 5-706C.
Figure 5-706A. AFDPA Subdistricts

Table 5-706B. AFDPA Use Parameters

LAND AREA1
University
and Rural
Mixed-use
Land Area
(acres)
Rio Salado
and Rural
Mixed-use
Land Area
(acres)
Rio Salado
Creative
Office Land
Area (acres)
McClintock
Lakefront
Mixed-use
Land Area
(acres)
Gross Site Area
29
34.529
68
34
Net Developable Area
23
24 29.5
62
29
Open Space2
3.8
8.7
14.2
26.6
Residential
1,652 units
667 units
347 units
1,509 units
Office
812,325 sf
1,500,975 sf
1,382,700 sf
1,178,100 sf
Restaurant/ Retail/Service/
217,865 sf
66,667 sf
22,000 sf
44,000 sf
Hotel
465 keys
501 keys
220 keys
240 keys
Community/Civic
22,000 sf
128,700 sf
22,000 sf
33,000 sf

Total Allowable Densities
Total Maximum AFDPA Residential Allowed
4,175 units
Total Maximum AFDPA Office Allowed
4,874,100 sf
Total Maximum AFDPA Restaurant/Service /Retail
Allowed
350,532 sf
Total Maximum AFDPA Hotel Allowed
1,426 keys
Total Maximum Community / Civic Allowed
205,700 sf

1.
Land Area acreages are approximate.
a.
Gross Developable Area - Reflects acreage measured from back-of-curb, except in cases of parcel
frontages located adjacent to existing streets, where acreage is measured from the interior right-
of-way boundary or roadway easement (the latter applying to existing private streets).
b.
Net Developable Area - Reflects acreage measured from the interior boundary of Private
Development Easements located on each parcel, except in cases of parcel frontages located
adjacent to existing streets without Private Development Easements. In such cases, net acreage is
measured from the interior of the existing right-of-way boundary or public easement, as
applicable.
2.
Open Space refers to areas dedicated to open space uses. It excludes open spaces that are contained
within Gross and Net Developable Areas on individual parcels and public and private streets.
(Ord. No. o2026. o2018.74, - -2612-20-18)

Table 5-706C. AFDPA Development Standards

Development Standards - University & Rural Mixed-Use
Standard
Residential Density (DU/acre)
>65
Building Height Maximum (feet)
NS
Maximum Lot Coverage (% of net site area)
100%
Minimum Landscape Area (% of net site area)
NS
Setbacks1 (min / max)
Front (street frontage)
Building Wall
0 ft. / 25 ft.
Parking
15 ft. / NS
Street Side
Building Wall
0 ft. / 25 ft.
Parking
15 ft. / NS
Side (interior)
Building Wall
0 ft. / NS
Rear (interior)
Building Wall
0 ft. / NS
Development Standards - Rio Salado and Rural Mixed-Use
Standard
Residential Density (DU/acre)
>65
Building Height Maximum (feet)
NS
Maximum Lot Coverage (% of net site area)
100%
Minimum Landscape Area (% of net site area)
NS
Setbacks1 (min / max)
Front (street frontage)
Building Wall
0 ft. / 25 ft.
Parking
15 ft. / NS
Street Side
Building Wall
0 ft. / 25 ft.
Parking
15 ft. / NS
Side (interior)
Building Wall
0 ft. / NS
Rear (interior)
Building Wall
0 ft. / NS
Development Standards - Rio Salado Creative Office
Standard
Residential Density (DU/acre)
>65

Building Height Maximum (feet)
NS
Maximum Lot Coverage (% of net site area)
100%
Minimum Landscape Area (% of net site area)
NS
Setbacks1 (min / max)
Front (street frontage)
Building Wall
0 ft. / 25 ft.
Parking
15 ft. / NS
Street Side
Building Wall
0 ft. / 25 ft.
Parking
15 ft. / NS
Side (interior)
Building Wall
0 ft. / NS
Rear (interior)
Building Wall
0 ft. / NS
Development Standards - McClintock Lakefront Mixed-Use
Standard
Residential Density (DU/acre)
>65
Building Height Maximum (feet)
NS
Maximum Lot Coverage (% of net site area)
100%
Minimum Landscape Area (% of net site area)
NS
Setbacks1 (min / max)
Front (street frontage)
Building Wall
0 ft. / 25 ft.
Parking
15 ft. / NS
Street Side
Building Wall
0 ft. / 25 ft.
Parking
15 ft. / NS
Side (interior)
Building Wall
0 ft. / NS
Rear (interior)
Building Wall
0 ft. / NS

NS = No Standard: Standard will be determined as part of the Development Plan Review process.
1.
Setbacks are measured from the interior boundary of Private Development Easements, except in cases
of parcel frontages located adjacent to existing streets without Private Development Easements. In
such cases, setbacks are measured from the interior right-of-way boundary, public easement or private
utility easement, as applicable.

Section 5-707 Parking Standards.
Parking standards established through the Joint Review Committee, pursuant to Section 4-601B, shall apply
to parcels within the AFDPA. The use of shared parking facilities shall be maximized to the extent possible and
overall parking quantities shall be limited to promote the transportation oriented development principles.
(Ord. No. o2026. o2018.74, - -2612-20-18)

Section 5-708 Nonconforming Use or Development.
A legal non-conforming use is a use that is not currently permitted in the AFDPA, but was lawfully established
prior to the establishment of the AFDPA. the expansion, rebuilding and reconstruction of structures containing a
non-conforming use, and abandonment or change in use shall be subject to the provisions of Part 3, Chapter 5,
non-conforming use or development. No part of a non-conforming use or development shall be interpreted as
being applicable to the expansion, modification, rebuilding and/or reconstruction of a structure currently
accommodating or planned to accommodate a public university use or a public university related use.
(Ord. No. o2026. o2018.74, - -2612-20-18)

10333.2.5381009.3

GAMMAGE & BURNHAM, PLC
ATTORNEYS AT LAW
40 NORTH CENTRAL AVENUE
20TH FLOOR
PHOENIX, ARIZONA 85004
February 4, 2026

VIA ELECTRONIC DELIVERY

Michelle Dahlke, Principal Planner
City of Tempe Community Development Dept.
Planning Division
31 East 5th Street
Tempe, AZ 85281
(480) 350-8359
Michelle_Dahlke@tempe.gov

RE:
Novus Parcel 5F (Tempe Planning Case No. PL250449)
Public Involvement Final Report

Dear Michelle:

This firm represents Catellus Development Corporation (the “Applicant” or
“Catellus”), the master developer of the Novus Innovation Corridor (“Novus”). Created by
state legislation in 2010, the Athletic Facilities District / Novus is a multi-phase, mixed-use
redevelopment initiative that transforms underutilized land owned by the Arizona Board of
Regents for and on behalf of Arizona State University (“ASU”) adjacent to the ASU campus
and Tempe Town Lake into a world-class urban community.

The Applicant has submitted the following requests (collectively, the “Application”)
pertaining to approximately 5.5 acres of property located at the northwest corner of Rural
Road and Rio Salado Parkway (the “Site”) within Novus:

• Zoning Map Amendment to rezone the Site from Mixed-Use Educational (MU-
Ed) Planned Area Development (PAD) Overlay and Rio Salado Overlay District
(RSOD) to MU-Ed AFDPA RSOD.

• Code Text Amendment to amend Zoning and Development Code (“ZDC”) Section
5-701A (AFDA Purpose), ZDC Figure 5-702A (AFDPA Boundary Map), ZDC
Figure 5- 706A (AFDPA Subdistricts Map), and ZDC Table 5-706B (AFDPA Use
Parameters) to incorporate the use and development standards associated with the
Rio Salado and Rural Mixed-Use Subdistrict of the AFDPA to the Site.

An aerial photograph of the Site is enclosed. If approved, the Application will
integrate the Site into the City’s regulatory framework for Novus and establish appropriate
TELEPHONE (602) 256-0566
FACSIMILE (602) 256-4475
___________________
WRITER’S DIRECT LINE
(602) 256-4439

Novus Parcel 5F
Public Involvement Final Report
February 4, 2026
Page 2

10333.2.5381009.3
2
standards to support mixed-use development consistent with the City’s adopted vision for
lakefront urban development. There is not a specific project proposed for the Site at this
time.

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, and held a neighborhood meeting.

Mailing Notification and Site Posting Dates and Persons and Associations Notified

On January 12, 2026, the Applicant’s legal representative mailed and/or emailed a
notification packet advising of the Application and the Application’s official neighborhood
meeting scheduled for January 29, 2026 to recipients listed in the affidavit of notification
submitted to Community Development Department staff on December 29, 2025. A copy of
the notification packet was submitted to Community Development Department staff on
January 12, 2026. The recipients of the notification included owners of property within 600
feet of the Site and other interested parties. The notification maps and lists for the
notification are enclosed.

On January 8, 2026, Dynamite Signs posted two signs on the Site advising of the
Application and the official neighborhood meeting scheduled for January 29, 2026. The affidavit
of sign posting and associated photographs were submitted to Community Development
Department staff on January 13, 2026.

January 29, 2026 Neighborhood Meeting

On Thursday, January 29, 2026, the project team held the official neighborhood
meeting for the Application in Suite 110 of 777 Tower located at 777 South Novus Place.
The meeting began at approximately 6:00 p.m. and ended at approximately 6:20 p.m.
Representatives for the Applicant, the Applicant’s legal representative, Arizona State
University, and the Tempe Community Development Department were present. A sign-in
sheet providing the names of and contact information for persons that attended the meeting is
enclosed.

The Applicant’s legal representative was prepared to provide a presentation consisting
of an introduction of project team members and Community Development Department staff
and an overview of Novus, the Site, and requests associated with the Application. A copy of
the presentation deck is enclosed. However, there were not any members of the public in
attendance at the meeting.

Summary of Correspondence with Neighbors and Interested Parties

The Applicant’s legal representative has not received any phone calls, emails or

Novus Parcel 5F
Public Involvement Final Report
February 4, 2026
Page 3

10333.2.5381009.3
3
letters from members of the public regarding the Application to date. The Applicant’s legal
representative will be responsive to any inquiries from the public regarding the Application
moving forward.

Total Number of Persons Notified and/or Participating

As reflected by the affidavit of notification submitted to Community Development
Department staff on December 29, 2025, the enclosed sign-in sheets from the neighborhood
meeting conducted on January 29, 2026, and this report, approximately six persons and/or
interested parties have been notified in the public review process for the Application to date.

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 Application. 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.

Gammage & Burnham, PLC

Rob Lane
Senior Land Use Planner

Enclosures: Aerial Photograph
Notification Area Maps
Notification List
January 29, 2026 Neighborhood Mtg. Sign-In Sheet
January 29, 2026 Neighborhood Mtg. Presentation Deck

2025 AERIAL PHOTOGRAPH

NO REGISTERED NEIGHBORHOOD
ASSOCIATIONS AND/OR HOMEOWNERS'
ASSOCIATIONS WITHIN 1320' OF THE
SUBJECT SITE.

PROPERTY OWNER
ADDRESS
CITY
STATE
ZIP
APN
TEMPE CITY OF
21 E 6TH ST STE 208
TEMPE
AZ
85281 132-23-001D; 132-31-004A; 132-31-005C
ARIZONA BOARD OF REGENTS FOR ASU
PO BOX 873908
TEMPE
AZ
85287
132-23-003; 132-23-008; 132-23-010;
132-24-001C ; 132-31-004B;
132-34-003X; 132-34-003Y
SFSR MARINA HEIGHTS LLC
320 E RIO SALADO PKWY
TEMPE
AZ
85281 132-23-011
ASSOCIATION
ADDRESS
CITY
STATE
ZIP
EMAIL
ORGANIZATION/CONTACT
ADDRESS
CITY
STATE
ZIP
EMAIL
CITY OF TEMPE
COMMUNITY DEVELOPMENT DEPARTMENT
ATTN: MICHELLE DAHLKE, PRINCIPAL PLANNER
31 E 5TH ST
TEMPE
AZ
85281 MICHELLE_DAHLKE@TEMPE.GOV
CATELLUS DEVELOPMENT CORPORATION
ATTN: SHANE YODER, VICE PRESIDENT
502 S COLLEGE AVE. STE 314
TEMPE
AZ
85281 SYODER@CATELLUS.COM
GAMMAGE & BURNHAM, PLC
ATTN: ROB LANE, SENIOR LAND USE PLANNER
40 N CENTRAL AVE 20TH FL
PHOENIX
AZ
85004 RLANE@GBLAW.COM
OTHER INTERESTED PARTIES
PROPERTY OWNERS WITHIN 600 FEET
NOTIFICATION LIST - NOVUS PARCEL 5F
NOTIFICATION LIST - NOVUS PARCEL 5F
NOTIFICATION LIST - NOVUS PARCEL 5F
NONE
REGISTERED NEIGHBORHOOD ASSOCIATIONS WITHIN 1,320 FEET

Please Print
NEIGHBORHOOD MEETING SIGN-IN SHEET
NOVUS PARCEL 5F (Tempe Planning Case Number PL250449)
777 Tower | 1st Floor, Suite 110
777 South Novus Place | Tempe, AZ 85281
On Thursday, January 29, 2026 at 6:00 p.m.
NAME
ADDRESS
TELEPHONE
City of
Michelle Dahlke
31 E. 5th Str. Tempe
Denise Christensen
777S NOvus PL, Suitel10
480-350-8359
480-727.
5384
E-MAIL ADDRESS
michelle dahlke @tempe.gov
denise.christensen@asu.edu
Manjula Vaz
40 N. Centra1207
62-
256-4461
Mvaz @gblaw.com
484
Lyle Begiebing
Shane
40N Central 20th Fl
249 7541
(begiebing@gblaw.com
502 S.Collegt Temp
623.6949919 Syodas Ecatellas.com

NEIGHBORHOOD MEETING
NOVUS PARCEL 5F
JANUARY 29, 2026

Novus Innovation Corridor is a public/private partnership between
the nation’s “Most Innovative University”, Arizona State University
and award-winning master developer Catellus Development
Corporation.
With a planned 4,100 residences, 700 hotel rooms and 275,000
square feet of retail and entertainment venues, Novus has created a
place in the heart of Tempe where you can Live, Work, Play and Stay.

NOVUS LAND USE PLAN
NOVUS PARCEL 5F

AREA CONTEXT
NOVUS PARCEL 5F
TEMPE STREETCAR STOP
LIGHT RAIL STATION

EXISTING CONDITION
NOVUS PARCEL 5F

MARINA HEIGHTS EAST PAD
BUILDINGS G & H
BUILDING G – 10-STORIES OFFICE TOWER BUILDING H – 11-STORY OFFICE TOWER
BUILDINGS G & H COMBINED - MORE THAN 587,000 SF OF OFFICE SPACE

APPLICATIONS
Zoning Map Amendment to rezone from Mixed-Use Educational
(MU-Ed) Rio Salado Overlay District (RSOD) Planned Area Development
(PAD) Overlay to MU-Ed RSOD ASU Athletic Facilities Planning District
Area (AFDA) Overlay.
Zoning Code Text Amendment to amend Zoning and
Development Code (ZDC) Section 5-701A (AFDA Purpose), ZDC Figure
5-702A (AFDPA Boundary Map), ZDC Figure 5-706 (AFDPA Subdistricts
Map), and ZDC Table 5-706B (AFDPA Use Parameters).
The applications will remove the Marina Heights East PAD Overlay from the
site and apply use parameters and development standards associated with
AFDPA Rio Salado and Rural Mixed-Use Subdistrict to the site.

ZONING MAP AMENDMENT
CURRENT ZONING
Tempe
Town Lake
NOVUS PARCEL 5F

ZONING MAP AMENDMENT
PROPOSED ZONING
Tempe
Town Lake
NOVUS PARCEL 5F

ASU ATHLETIC FACILITIES DISTRICT PLANNING AREA (AFDPA) OVERLAY
•
Adopted by City in 2018 to govern development within Novus.
•
Enables high-density, mixed-use urban development while maintaining flexibility
for ASU’s academic and athletic uses.
•
Defines boundaries, land uses, development standards, and review procedures
applicable to overlay district.
•
Establishes entitlement framework for Novus, dividing district into subdistricts
with allocated development rights allowing approximately:
•
4,175 residential units
•
4.87 million SF of office space
•
350,532 SF of restaurant/retail/service use space
•
1,426 hotel keys
•
205,700 SF of community / civic space

AFDPA TEXT AMENDMENT

NEIGHBORHOOD MEETING
NOVUS PARCEL 5F
JANUARY 29, 2026

SITE CONTEXT PHOTOGRAPHS EXHIBIT
E. RIO SALADO PARKWAY
S. RURAL RD
SUBJECT SITE
A
1
N. SCOTTSDALE RD
2
3
4
B
5
6
7
8
9
C
10
11
12
D
13
14
15
16
E
17
18
19
20
F
21
22
23
24

Location A, View 1 facing north
Location A, View 2 facing east
Location A, View 3 facing south
Location A, View 4 facing west

Location B, View 5 facing north
Location B, View 6 facing east
Location B, View 7 facing south
Location B, View 8 facing west

Location C, View 9 facing north
Location C, View 10 facing east
Location C, View 11 facing south
Location C, View 12 facing west

Location D, View 13 facing north
Location D, View 14 facing east
Location D, View 15 facing south
Location D, View 16 facing west

Location E, View 17 facing north
Location E, View 18 facing east
Location E, View 19 facing south
Location E, View 20 facing west

Location F, View 21 facing north
Location F, View 22 facing east
Location F, View 23 facing south
Location F, View 24 facing west