ORDINANCE_OXXXXXX_TOD PARKING.PDF
City of Tempe — Development Review Commission Study Session Meeting (2026-04-28)
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Ordinance No. O2026.XX
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ORDINANCE NO. O2026.XX
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMPE, ARIZONA,
AMENDING THE TEMPE ZONING AND DEVELOPMENT CODE BY AMENDING PART 5
– OVERLAY ZONING DISTRICTS, CHAPTER 6, TRANSPORTATION OVERLAY
DISTRICT, SECTION 5-602 - BOUNDARIES AND SECTION 5-612 - PEDESTRIAN
ORIENTED DESIGN STANDARDS, AND ADDING SECTION 5-613 – PARKING
STANDARDS; INCORPORATING THE RECITALS BY REFERENCE; ESTABLISHING A
PURPOSE; SETTING FORTH DEFINITIONS; PROVIDING FOR THE REPEAL OF
CONFLICTING ORDINANCES; PROVIDING FOR SEVERABILITY; AND ESTABLISHING
AN EFFECTIVE DATE.
WHEREAS, the City of Tempe has considered changes to the zoning code text in relation to parking standards
in the Transportation Overlay District; and
WHEREAS, the Community Development Director has reviewed the code text amendment and determined
this ordinance to be administratively complete; and
WHEREAS, the Council has received a recommendation of approval from the Development Review
Commission; and
WHEREAS, the Council finds that:
1) The proposed zoning text amendment is in the public interest;
2) The proposed zoning text amendment conforms with the General Plan Land Use and Residential Density
Map, and implements certain goals and objectives of the General Plan;
3) The proposed zoning text amendment is compatible with the surrounding land uses, zoning designations and
development standards; and
4) The proposed zoning text amendment mitigates impacts on land use and or transportation.
NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF TEMPE, ARIZONA, as
follows:
SECTION 1. Whereas Section 5-602 – Boundaries, of the Zoning and Development Code, shall be amended
as follows:
The location and boundaries of the Transportation Overlay District are established as shown on the map
entitled "Zoning Map, City of Tempe," dated June 1, 2006, as amended.
A.
Properties are within the District if any portion of the parcel or development is:
1.
Adjacent to a public right-of-way located within one thousand nine hundred fifty (1,950) linear
feet from the center of a light rail station platform, measured along the center of the public right-
of-way; or
2.
Along a corridor ranging in width up to eight hundred (800) feet, centered on the light rail line.
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B. Properties are within a station area if any portion of the parcel or development is:
1.
Adjacent to a public right-of-way located within eight hundred (800) linear feet of a light rail
station platform, measured along the center of any public right of way and including only
properties adjacent to the public right-of-way.
C. THERE ARE SEVEN (7) STATION AREAS LOCATED WITHIN THE TRANSPORTATION OVERLAY
DISTRICT:
1. MILL AVENUE AND THIRD STREET;
2. VETERANS WAY AND COLLEGE AVENUE;
3. UNIVERSITY DRIVE AND RURAL ROAD;
4. DORSEY LANE AND APACHE BOULEVARD;
5. MCCLINTOCK DRIVE AND APACHE BOULEVARD;
6. SMITH-MARTIN AND APACHE BOULEVARD; AND
7. PRICE-101 AND APACHE BOULEVARD.
C. D. If any portion of a property falls within the boundaries established above, the balance of the property
shall comply with these standards. For the purposes of determining development standard within the District,
any property not within a station area is referred to as being in the corridor.
SECTION 2. Whereas Figure 5-602A of Section 5-602 – Transportation Overlay District Boundary Map of
the Zoning and Development Code, shall be deleted and replaced as follows:
Figure 5-602A. Transportation Overlay District Boundary Map
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SECTION 3. Whereas Section 5-603 – Applicability of the Zoning and Development Code shall be amended
as follows:
A. Applicability. This chapter applies to all land use and development activity within the boundaries of
the Transportation Overlay District except existing properties within the Single-Family Residential,
Agricultural, Mobile Home or Mixed-Use-Educational zoned districts, or property within a Planned
Area Development (PAD) recorded prior to the date of adoption of this Overlay. Regulations
contained in this Chapter supplement and modify the provisions in many of the underlying zoning
districts.
B. Conformance. A project can meet the requirements of the Chapter by:
1. Option A: Submitting and receiving approval for a project that conforms to the standards of
the Chapter. These standards represent generally the level of transportation orientation the
City requires.
2. Option B: Submitting and receiving approval for a project that generally conforms to the
intent of the Transportation Overlay District as outlined in the purpose and objectives
in Section 5-601 of this Chapter, while not meeting the literal standards of this Chapter.
General conformance to the intent of this Chapter shall be determined through
the development plan review process defined below:
The Applicant provides the Community Development Director or designee a written letter
requesting Option B. The letter should describe how the objectives in Section 5-601 and the
pedestrian environment in Figure 5-612G are being met by the proposed development
project. The letter must specify what deviations from the Overlay District standard(s) are
being requested and how equivalency is being achieved. Within fourteen (14) business days
the Community Development Director, or designee, will review the request and provide a
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written response specifying which deviations are determined to meet, as well as those that
have not met, an equivalency to the intent of this Code.
3. Option C: If an applicant is unable to use options listed above, the applicant may propose a
zoning map amendment to a district allowing standards desired, using the process defined
in Section 6-304 Zoning Map Amendments and Code Text Amendments; use a Planned
Area Development Overlay as defined in Section 6-305 Planned Area Development Overlay
Districts; request a use permit as needed, using the process defined in Section 6-308 Use
Permit; or request a variance using the process defined in Section 6-309 Variances. Use of
any of these requested processes are not a guarantee of the desired entitlements; granting
of requests is determined by the authorized legislative body.
C. Amendments:
1. Zoning map amendments for a property that results in changes to zoning districts that are
currently exempt from the Overlay, will require an amendment to this Overlay, in order to
include the property.
2. Subdivision plat amendments for a property that is within, or adjacent to, the Overlay will
require an amendment to this Overly OVERLAY to either include or exclude the property,
depending on whether the new parcels are inside or outside of the defined boundaries of the
Overlay.
3. A PROPERTY THAT IS OUTSIDE THE OVERLAY DISTRICT MAY BE ADDED TO THE
OVERLAY IF IT IS ADJACENT TO A PROPERTY THAT IS WITHIN THE BOUNDARIES
OF THE OVERLAY, WITHIN 800 FEET OF THE CENTERLINE OF A STREET FOR AREAS
WITHIN A FUTURE STREETCAR ALIGNMENT, OR ADJACENT TO PUBLIC RIGHT-OF-
WAY LOCATED WITHIN EIGHT HUNDRED (800) FEET OF THE STREETCAR LINE. THE
PROPERTY OWNER MUST OBTAIN A ZONING MAP AMENDMENT PURSUANT
TO SECTION 6-304 ZONING MAP AMENDMENTS AND CODE TEXT AMENDMENTS.”
SECTION 4. Whereas Section 5-612 - Pedestrian Oriented Design Standards of the Zoning and Development
Code shall be amended as follows:
SECTION 5-612 – PEDESTRIAN ORIENTED DESIGN STANDARDS.
A. Purpose. Since all trips begin and end as pedestrian trips, the quality of the pedestrian environment and
the nature of the pedestrian linkages between land uses and transportation modes play a large role in the
success of this multi-modal transportation system. tThe purpose of this section is to require a quality of urban
design that attracts and encourages pedestrian activity, creates a safe, accessible, comfortable and pleasant
environment for people and minimizes conflicts between vehicles and pedestrians.
J.
Minimum Parking Ratios. The purpose of this section is to provide an optional reduction in parking
to developments within the Overlay District; this may be done at the time of development, or planned
Ordinance No. O2026.XX
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into a future phasing to assure parking availability prior to light rail construction. The minimum number
of required parking spaces, as provided in Section 4-603, is reduced for commercial uses that meet
the criteria in Table 5-612A. The other methods of parking reduction (shared parking, parking demand
model) provided in Section 4-604 Shared Parking, are also available for use in the Transportation
Overlay District.
Table 5-612A - Transportation Overlay District Reductions to Minimum Parking
Developments
Within
Station Areas
Developments
Within
Corridor
Retail sales and service uses; customer
service offices; and entertainment uses,
excluding theaters.
Parking waived for
50 percent of floor
area not to exceed
30,000 square feet of
floor area.
Parking waived for
25 percent of floor
area not to exceed
10,000 square feet of
floor area.
Theaters
Parking waived for
first 150 seats.
Parking waived for
first 50 seats.
Restaurants, Bars and Clubs
Parking waived for
50 percent of floor
area not exceed 2,500
square feet of floor
area.
Parking waived for
25 percent of floor
area, not to exceed
1,250 square feet of
floor area.
Multi-Family Use
0.75 parking spaces
per bedroom (round
up to whole number)
plus guest parking.
0.75 parking spaces
per bedroom (round
up to whole number)
plus guest parking.
Outdoor Dining Area
No Standard
No Standard
K.
Maximum Parking Ratios. Uses in the Transportation Overlay District shall conform to the maximum
parking ratios in Section 4-603(E).
L.
On-Street Parking. When allowed within the street right-of-way, on-street parking along the lot
frontage shall count towards the parking requirement for uses on the lot.
M.J. Sidewalk Standards. Public sidewalks within the Transportation Overlay District shall have a
minimum width of eight (8) feet, unobstructed by light poles, parking meters, street furniture, plant
materials, fences, fire hydrants, or other obstructions. EXCEPTIONS MAY BE MADE ON
NEIGHBORHOOD OR LOCAL STREETS SUBJECT TO TRAFFIC ENGINEERING APPROVAL.
N. K. Landscape Standards. All standards and restrictions of Part 4 Chapter 7, Landscape Standards, are
applicable, with the following additions and exceptions:
1. Plant materials within five (5) feet of sidewalks or bike lanes shall not include any plants with
thorns, spines or sharp points;
2. Trees shall be planted within six (6) feet of sidewalks, or as determined by the Public Works
Department to provide sufficient shade when trees have grown to mature form; and
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3. Mature trees must be trimmed for an eight (8) feet clear vertical height from top of walkway surface
to the bottom of the tree canopy.
O.L. Loading, Delivery, and Service Entrances. Site design must accommodate loading needs while
preserving accessibility, mobility and safety for all other users.
1. Provide sufficient space for safe maneuvering and ingress and egress of larger vehicles. Through-
access solutions should be provided to minimize or eliminate turning within parking lots and minimize
the amount of needed hardscaped area for maneuvering.
2. Provide signs at entrance and exit points for loading and delivery, and provide audible signal when
vehicle approaches pedestrian paths where appropriate. Understandable right-of-way signage shall
be provided where truck, auto, pedestrian and bike conflicts may occur.
3. Delivery vehicles should access loading from alleys or side streets where possible to minimize
conflicts along heavy traffic areas.
4. Deliveries during daylight off-peak traffic hours are preferred (when noise is not in conflict with
residential uses).
5. DROP OFF AND PICKUP SPACES FOR PASSENGER RIDE SHARE SHALL NOT OCCUPY
REQUIRED PARKING OR TRAVEL LANES AND SHALL BE CLEARLY VISIBLE AND ACCESSIBLE
TO DEVELOPMENT ENTRANCES.
P. M. Open Space. Station areas shall include public open space as defined and determined within Station
Area Plans. Within the corridor, public plazas, pocket parks, roof top gardens, courtyards and other
forms of open space are encouraged. Retention areas may be used for park and recreation amenities
as long as the primary use for storm water retention is still met. Pedestrian connections and corridors
from neighborhoods through developments are encouraged to provide connectivity to open space
amenities.
Q.N. Station Areas. Station Area Plans will provide additional planning needs around light rail stations and
identify future development opportunities. Station area plans identify land uses around each station,
and design and development guidelines that can enhance the pedestrian environment and encourage
transit ridership for the system. The station area plans shall define other design standards determined
necessary to achieve a specific character for an area. The station area planning process can also
evaluate the need for expanded TOD boundaries and/or creating pedestrian linkages along streets as
needed. This would result in an amendment to the TOD. Station area planning may include a
combination of any of the following:
1. Land Use Inventory
a. Existing and projected land uses
b. Zoning analysis
c. Land ownership analysis
d. Open space assessment
e. Vacant land inventory
2. Neighborhood Character Analysis
a. Visioning process
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b. Neighborhood focus groups
3. Light Rail Station Connectivity
a. Bike, pedestrian, bus and vehicular linkages
b. Neighborhood connections
c. Off-street paths, canals or trails
d. Critical linkages
4. Opportunity Site Assessment
a. Underutilized property analysis
b. City controlled property
c. Opportunity site options
5. Streetscape Design
a. Street lighting and furniture
b. Landscape improvements
c. Shade
d. Public art
6. Best Practices in Other Cities
7. Community Outreach
a. Neighborhoods, businesses and developers
R.O. Shade Standards. Public sidewalks shall be shaded with a minimum of thirty-three percent (33%) full
shade. Shade may be provided by trees, green walls, trellises, canopies, or other structural features.
Shade shall cover the walkable surface at 3:00 p.m. on the date of the summer solstice, verified by a
development shadow study. Shade calculations for trees will assume canopy growth at five (5) years
from planting.
S.P. Structural Encroachment Standard. The encroachment of buildings and structures including
marquees, awnings, balconies, and other architectural projections is permitted on a case by case
basis with review by the City Engineer, or designee, as part of the encroachment permit process
defined in Tempe City Code Chapter 8, Section 3202—3206. In addition to the encroachment permit,
sidewalk cafes are required to obtain a specialty license from the City of Tempe's Tax and License
Division, using the process defined in Tempe City Code Chapter 24, Division 4.
SECTION 5. Whereas Section 5-613 – Parking Standards, of the Zoning and Development Code, shall be
added as follows:
SECTION 5-613 - PARKING STANDARDS.
A. THE PURPOSE OF THIS SECTION IS TO PROVIDE AN OPTIONAL REDUCTION IN PARKING TO
DEVELOPMENTS WITHIN THE OVERLAY DISTRICT; THIS MAY BE DONE AT THE TIME OF
DEVELOPMENT OR PLANNED INTO A FUTURE PHASE TO ASSURE PARKING AVAILABILITY. THE
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MINIMUM NUMBER OF REQUIRED PARKING SPACES, AS PROVIDED IN SECTION 4-603, IS
REDUCED FOR USES THAT MEET THE CRITERIA IN TABLE 5-613A. THE OTHER METHODS OF
PARKING REDUCTION (SHARED PARKING, PARKING DEMAND MODEL) PROVIDED IN SECTION
4-604 SHARED PARKING, ARE ALSO AVAILABLE FOR USE IN THE TRANSPORTATION OVERLAY
DISTRICT.
B. USES IN THE TRANSPORTATION OVERLAY DISTRICT SHALL CONFORM TO THE MAXIMUM
PARKING RATIOS IN SECTION 4-603 (E).
C. ON-STREET PARKING. WHEN ALLOWED WITHIN THE STREET RIGHT-OF-WAY, ON-STREET
PARKING ALONG THE LOT FRONTAGE SHALL COUNT TOWARDS THE PARKING REQUIREMENT
FOR USES ON THE LOT.
D. FOR MIXED-USE DEVELOPMENTS, THE MINIMUM NUMBER OF PARKING SPACES SHALL BE THE
SUM OF THE REQUIRED PARKING PER USE WITHIN THE DEVELOPMENT, BASED ON TABLE 5-
613A.
(NEW TABLE 5-613A ADDED HERE)
TABLE 5-613A – TRANSPORTATION OVERLAY DISTRICT REDUCTIONS TO MINIMUM PARKING
Single-Family Uses
Multi-Family
All types of
commercial uses,
including retail,
restaurant, bar, office,
and
conference/assembly,
excluding hotels
/assembly
Hotels
STATION AREA
1.
Mill Avenue and
Third Street
2.
Veterans Way
(5th Street) and
College Avenue
Refer to Section 4-607 -
Downtown Parking
Standards
Refer to Section 4-607 -
Downtown Parking
Standards
Refer to Section 4-607 -
Downtown Parking
Standards
Refer to Section 4-607 -
Downtown Parking
Standards
3.
University Drive
and Rural Road
4.
Dorsey Lane and
Apache
Boulevard
1 space per unit + 0.1
unrestricted guest
spaces per unit 1
0.4 spaces per
bedroom + 0.1
unrestricted guest
spaces per unit 1
1 space per 500 SF
0.5 spaces per hotel
unit, + commercial.
First 5,000 SF waived
for commercial; 1 space
per 500 SF thereafter
5.
McClintock Drive
and Apache
Boulevard
6.
Smith-Martin and
Apache
Boulevard
1 space per unit + 0.1
unrestricted guest
spaces per unit 1
0.5 spaces per
bedroom + 0.1
unrestricted guest
spaces per unit 1
1 space per 500 SF
0.5 spaces per hotel
unit, + commercial.
First 5,000 SF waived
for commercial; 1 space
per 500 SF thereafter
Ordinance No. O2026.XX
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7.
Price-101 and
Apache
Boulevard
WITHIN CORRIDOR
1 space per unit + 0.2
unrestricted guest
spaces per unit 1
0.5 spaces per
bedroom + 0.2
unrestricted guest
spaces per unit 1
1 space per 500 SF
0.5 spaces per hotel
unit + commercial
1Unrestricted guest space means parking accessible to visitors or customers without reservation or restriction, including on street, and
does not preclude parking for a fee such as gated, commercial or park and ride lots.
SECTION 6. Pursuant to A.R.S. § 9-462.01(J), the City Council has considered the probable impact
of this zoning ordinance on the cost to construct housing for sale or rent.
SECTION 7. Pursuant to City Charter, Section 2.12, ordinances are effective thirty (30) days after
adoption.
PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF TEMPE, ARIZONA, this ____
day of _______, 2026.
Corey D. Woods, Mayor
ATTEST:
Kara A. DeArrastia, City Clerk
APPROVED AS TO FORM:
Eric C. Anderson, City Attorney