DRC_STAFFREPORT_LEGEND_CITY_042826.DOCX

PL250252 – LEGEND CITY DISTRICT AT PAPAGO PARK CENTER 
Page 1
April 28, 2026
STAFF REPORT
LEGEND CITY DISTRICT AT PAPAGO 
PARK CENTER (PL250252)
PROJECT DATA: 
Project Address
1600 North Priest Drive
Property Owner(s) Current / 
Future
SRPAI & PD
Applicant
Kendle Design Collaborative
Zoning District 
(current/proposed)
GID PAD (General Industrial District) / MU-4 PAD (Mixed-Use, 
High Density) 
Gross / Net Site Area
19.17 acres
Density
54 du/ac (65 du/ac maximum allowed)
Number of Units
1,032 units
Unit Types
87 studio
443 one bedroom
369 two bedroom
115 three bedroom
18 Live/Work units
Total Bedrooms
1,526 bedrooms
Total Building Area
343,063 s.f. 
Building Height(s) 
70’ maximum height (No standards in MU-4) 
Lot Coverage
57% (No standards in MU-4)
Landscape Area
20% (No standards in MU-4)
Building Setbacks
30’ front, 19’” south side, 30’ street side, 25’ rear (No standards in 
MU-4)
Vehicle Parking
2,016 total spaces. 44 surface spaces, 1,972 spaces within four 
separate parking structures. (1,972 min. required, 2,465 max 
allowed)
Bicycle Parking
1,202 spaces (1,019 min. required)
COMMENTS:
This site is located on the southwest corner of Priest Drive and Salt River Drive. Surrounding uses 
include office uses to the west, south, and east across Priest Drive. To the north is a parking lot that 
serves the Phoenix Municipal Stadium to the northeast. The site is made up of one parcel and was 
most recently utilized as an office complex and served as the corporate headquarters for Salt River 
Project. The site is within the Papago Park Center PAD. 
The applicant is requesting the Development Review Commission provide recommendations to City 
Council for:
GPA260001 
General Plan Land Use and Residential Density Map Amendment from 
Commercial to Mixed-Use High (up to 65 du/ac)
ZON250006
Zoning Map Amendment from GID PAD to MU-4 PAD
PAD260002
26th amendment to the Papago Park Center PAD
For further processing, the applicant will need a Major Development Plan Review.
SITE PLAN REVIEW

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April 28, 2026
This project had three Preliminary Site Plan Reviews 2/14/2024, 9/4/2024, and 4/30/2025. This 
application is only for the Zoning Map Amendment, General Plan Amendment, and PAD Amendment; 
therefore, the proposed design is conceptual only and has not been reviewed for Development Plan 
Review entitlement. The proposed use will include four individual residential apartment buildings. 
Building 1 will be 240 units, Building 2 will be 279 units, Building 3 will be 199 units, and Building 4 will 
be 296 units. Each building will have a mix of studio, 1-, 2-, and 3-bedroom units. Buildings 1 and 2 will 
each have 9 live/work units on the ground floor. Each residential building will have an internal 5-level 
parking garage. There is also surface parking provided between Buildings 1 and 2 and Buildings 3 and 
4. Vehicular access is provided by two points including one access point on Priest Drive and one 
access points on Desert Cove Drive. There are also three additional points of entry for fire access on 
Priest Drive and Desert Cove Drive and a service drive on Salt River Drive. Each building will have a 
private courtyard, pool, clubhouse, fitness and amenity 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 February 20, 2026, from 6:00 p.m. to 6:30 p.m. in the 
meeting room of Lou’s Bar and Grill at the Papago Golf Course, located at 5595 East Karsten 
Way.

No neighboring property owners attended the meeting. 

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 (see 
EXHIBIT 3-16). 
Land Use Element: 
The land use projected for this site is Commercial, which is intended to promote commercial uses 
including retail, light industrial, medical, and service. The applicant is proposing to amend the 2050 
General Plan Land Use and Residential Density Map to recategorize the site as Mixed-Use High (up to 
65 du/ac), which encourages developments that create a neighborhood activity hub and should 
provide access to nearby employment, transit facilities, and employment. The proposed residences 
have limited private outdoor space but have access to a shared courtyard and pool for recreation. 
Proximity to amenities and configuration of residences encourages resident interaction. The proposed 
apartment community includes live-work units to provide small commercial activity on site, however, 
the 19-acre site is part of the larger 304-acre Papago Park Center master planned development. 
There are commercial office uses within the area which serve as the mix of uses for the mixed-use 
designation. The addition of residences to this site helps diversify the land uses and provide employee 
residential opportunities within walking and biking distance to several large employment centers. The 
proposed MU-4, Mixed-Use Commercial and Residential zoning district has no standard for maximum 
allowable density. This request has a proposed density of 54 dwelling units per acre, which complies 
with the maximum of 65 du/ac in the Mixed-Use High designation.
LAND USE ELEMENT

This is mixed-use residential and commercial project located on a site with an existing 
unused office building, resulting in an infill development that increases housing opportunities 
that are close to transit and employment. This amendment fulfills LU-1 - Establish land use 
hubs with higher density cores serving the surrounding neighborhoods as its mixed-use 
activity center. A land use hub is a center of activities and mobility in an area where 
commercial retail and amenities are located for use by residents and employees to support

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April 28, 2026
the 20-minute city concept.  It facilitates LU-2 – Promote land use patterns that encourage 
sustainability and resilience. It meets LU-4 – Encourage diversified land uses that balance 
residential and employment opportunities. It meets LU-6 – Promote compact and efficient 
infill development.
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. The project has not been evaluated for final design but 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.
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. Hohokam established first development 
in the area with nearby residences and canals in Papago Park. Archeological surveys of the 
area have been conducted over the years documenting this as the earliest civilization and 
development of the area. On January 31, 1914, President Woodrow Wilson established 
Papago Saguaro National Monument under the Antiquities Act of 1906 protecting 2,000 
acres of desert flora and archeological sites. However, April 21, 1930, the U.S. 71st 
Congress Public Law 92 act to abolish the Papago-Saguaro National Monument, stating the 
area was not suitable for a National Monument.
NEIGHBORHOOD PRESERVATION AND REVITALIZATION ELEMENT

The subject site is located within the University/Hayden Butte Redevelopment Area. The 
project represents reinvestment within the existing Papago Park Center and aims to provide 
residential options in an area that is lacking them. 
REDEVELOPMENT ELEMENT

The project represents a redevelopment of an outdated office site and supports existing City 
infrastructure surrounding the site, including new sidewalks, bike lanes, and ADA 
accessible. 
HOUSING ELEMENT

The existing Commercial land use category allows from 10 to 25 dwelling units per acre, up 
to 475 residential units. Changing the land use to Mixed-Use High allows up to 65 dwelling 
units per acre, or a maximum of 1,235 unit. The project is proposing 1,032 units, 
approximately 54 dwelling units per acre. Amending the land use category will facilitate the 
addition of housing within the area as originally projected by the General plan. 
ECONOMIC DEVELOPMENT ELEMENT

The project furthers this element by including 18 live/work units. While this will not promote 
the level of economic development as the current Commercial land use, it will promote 
small, independent business opportunities to residents of this project.
GROWTH AREA ELEMENT

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April 28, 2026

The subject site is located within the Rail Corridor Growth Area. Goals include attracting 
mixed-use developments along the corridor and encourage reinvestment to establish 
compact, desirable and walkable urban neighborhoods.
COST OF DEVELOPMENT ELEMENT

This project will not exceed planned infrastructure or service capacity and will create a 
sustainable development. All costs of development for the project infrastructure and public 
right of way improvements will be borne by the development; no special financial 
arrangements are proposed with this request.
PEDESTRIAN AND BICYCLE ELEMENT

This project facilitates upgrades to existing ramps at the intersection of Priest Drive, Salt 
River Drive and Desert Cove 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 high-density residential along the City’s existing transit network, 
as there is an existing transit stop east of the site along Priest Drive. The project is also 
approximately 0.5 miles from the Priest Dr/Washington St Light Rail station. The area is 
served by bus routes connecting to Phoenix, Scottsdale and the rest of Tempe.
TRAVELWAYS 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 located within the vicinity of the Phoenix Sky Harbor International Airport 
but is not within the 65 DNL contour. 
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. Details of 
the design will be determined through the Development Plan Review process and are not a 
part of this request.
DIVERSION & REMDIATION ELEMENT

This element is not applicable to this project.
ENVIRONMENTAL PLANNING ELEMENT

The Planned Area Development establishes landscape and building setback buffers that 
enhance both the public street front and resident quality of life by reducing noise and 
improving air quality. Details of the design will be established through the Development Plan 
Review.
WATER RESOURCES ELEMENT

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April 28, 2026

The project will utilize 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. The buildings will meet building code 
requirements for energy efficiency.
OPEN SPACE ELEMENT

The project will provide trees and shrubs appropriate for the Sonoran Desert environment 
and provide trees that fit a biologically balanced urban forest. The project is within close 
proximity to Papago Park, offering hiking and biking trails.
RECREATION ELEMENT

The project is close to biking and hiking trails at Papago Park, a protected bicycle lane on 
Priest Drive, as well as access to the Grand Canal Trail which provides off-street biking or 
walking to Tempe Beach Park, Mesa, and central Phoenix.
PUBLIC ART AND CULTURAL AMENITIES ELEMENT

This element is not applicable to this project but would be encouraged if the developer 
wished to voluntarily provide gateway artwork culturally relevant to the history of the area.
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

When the formal application for the Development Plan Review is submitted, the 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. Short-term benefits include the redevelopment of an underutilized site, 
increased investment, activation of the site, and improved site aesthetics. Long-term benefits include 
expanded housing choice, enhanced economic resilience, reduced vehicle miles traveled due to 
proximity to employment and transit, and efficient use of public infrastructure.
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

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April 28, 2026
a half-mile of the property. The site is located at the southwest intersection of Priest Drive and Salt 
River Drive. The proposed Mixed-Use project is within an area that is designated as Commercial. 
All properties to the east of Priest Drive and south of Center Parkway are designated as Mixed-Use 
High in the 2050 General Plan. The existing industrially zoned properties are largely used for office 
type uses, not traditional industrial uses which would generate ambient conditions incompatible with 
residences. 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 higher residential 
densities currently being proposed but maintains the mixed-use component. The proposed Mixed-
Use High designation is also compatible with the current designation within Papago Park Center to 
the southeast.
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, in 
a generalized request/response format:
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).
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):

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1.
Appropriate short and long term public benefits. The proposed benefits include new mixed-use 
development on an aged and under-utilized site with enhanced 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 Papago / North Tempe Character Area Plan was adopted by City Council in December 2021, and 
aims to create a safe, sustainable, walkable, and attractive place that values its open spaces, 
environment, and historic and cultural resources, and land uses that support community needs and 
aspirations. Within the Papago/North Tempe Area is the Papago Business Center sub-area, which 
includes the subject site. The planning goals for this sub-area are to ensure that the canal-side 
developments utilize the canal as an amenity while preserving its integrity, support transit-oriented 
designs along Light Rail Transit (LRT) and ensure that large scale residential, commercial, office and 
mixed-use developments are of high-quality design. Further, developments should promote pedestrian 
walkways and bike paths to connect residential, commercial and office uses to the canalside amenities 
and transit systems in the area. The development of the site works to achieve the purposes of the 
Character Area Plan.
ZONING
The proposed Zoning Map Amendment from GID to MU-4 will conform with the Mixed-Use High land 
use designation if the proposed General Plan Amendment is approved and will facilitate the 
construction of four new residential buildings. The site will be surrounded by GID zoning, however, 
there is existing MU-4 zoning in the Papago Park Center development at the southeast corner of 
Priest Drive and Washington Street. Staff determined that MU-4 zoning meets the goals and 
objectives of the General Plan projected Mixed-Use High land use designation.
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 allow for the development of four new residential buildings 
that offers expanded residential opportunities in a contextually appropriate environment, as 
detailed in the General Plan Amendment analysis.
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.
3.
The proposed zoning map amendment is compatible with the surrounding land uses, zoning 
designations and development standards. The zoning map amendment is compatible with the 
surrounding land uses, zoning designations, and development standards. The site will be 
surrounded by office uses and GID zoning, however, there is existing MU-4 zoning in the Papago 
Park Center development at the southeast corner of Priest Drive and Washington Street. MU-4 
zoning requires a PAD to establish development standards, that is also part of this request and 
addressed in a later section of this report.

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4.
The proposed zoning map amendment mitigates impacts on land use, water infrastructure, utilities 
or transportation. The project will work to mitigate impacts on land use, water infrastructure, utilities 
and transportation, as detailed in the analysis above.
PLANNED AREA DEVELOPMENT
The applicant is requesting a Zoning Map Amendment from GID to MU-4. Any property rezoned to a 
mixed-use designation requires a Planned Area Development Overlay to establish development 
standards. The proposed Amended PAD Overlay is establishing the density of the entire area to be 
rezoned which is 19.17 acres, with an overall density is 54 du/ac, which is within the General Plan 
Projected Density of Mixed-Use High (up to 65 du/ac). This Amended PAD will also establish 
maximum building height, maximum lot coverage, minimum landscape area and minimum setbacks for 
this parcel within the larger overall PAD. The development standards proposed through this Planned 
Area Development Overlay are reasonable and accepted by staff.
PROJECT NAME – PAD Overlay
Standard
Existing GID
PROPOSED
MU-4 (PAD)
Change
Residential Density (du/ac)
Not Permitted
65 du/ac
Increase 
Building Height (feet)
[Exceptions, see Section 4-205(A)]
Building Height Maximum
65 ft.
70 ft.
Increase
Building Height Step-Back Required Adjacent to SF or 
MF District
[Section 4-404, Building Height Step-Back]  
Yes
No
Maximum Lot Coverage (% of net site area)
100%
57%
Decrease
Minimum Landscape Area (% of net site area)
10%
20%
Increase 
Setbacks (feet) (a) 
[Exceptions, see Section 4-205(B)]
Front (Desert Cove Drive)
25 ft
30 ft
Increase
Side
0 ft
19 ft
Increase
Rear (Reverse Frontage Priest Drive)
0 ft
25 ft
Increase
Street Side (Salt River Drive)
25 ft
30 ft
Increase
Parking
The table below summarizes the required and proposed vehicle parking for the project.
Unit Type
Unit Quantity 
Ratio
Parking Required 
per ZDC
Proposed Parking per 
PAD
Studio
87 Units
1 space per unit
87
87
1 bedroom
437 Units
1.5 space per 
unit
656
656
2 bedroom
362 Units
2 spaces per 
unit
724
724
3 bedroom
110 Units
2.5 spaces per 
unit
275
275
Guest
1,014 Units
.2
203
203
Live/Work
18 Units
1.5 per Unit
27
Surface 
Parking
44
TOTAL
1,972
2,016

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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 project complies with the designation identified in the General Plan Projected Land 
Use and Residential Density map, integrating commercial and residential uses and a density up to 
65 du/ac. The proposed density is and building height are appropriate for the context.
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 site’s location and context into consideration and will allow a development that is 
compatible with the surroundings.
3.
The development appropriately mitigates transitional impacts on the immediate surroundings. The 
buildings are set back to allow landscaping and pedestrian walkways, providing a comfortable 
pedestrian environment. The parking garages are internal to the buildings to reduce visibility of the 
structure from public rights-of-way.
Traffic
A traffic impact study (TIS) was provided by the applicant and has not yet been approved. A condition 
of approval requires that the applicant receive approval of the TIS with the processing of a 
Development Plan Review. According to the TIS, the project is forecast to generate 378 AM peak hour 
trips, 358 PM peak hour trips, and 4,961 average daily trips based on the ITE Trip TGM, 11th Edition.
REASONS FOR APPROVAL:
1.
The project meets the General Plan Projected Land Use and Residential Density for this site.
2.
The amended PAD overlay was specifically created to establish development standards.
3.
The proposed project meets the approval criteria for a General Plan Amendment, Zoning 
Amendment, and Planned Area Development Overlay.
Based on the information provided and the above analysis, staff recommends approval of the 
requested General Plan Amendment, Zoning Map Amendment, and 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.
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 General Plan Map Amendment, Zoning 
Map Amendment, and Amended PAD 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.

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4.
The Planned Area Development Overlay for 26TH AMENDED PLANNED AREA DEVELOPMENT 
FOR PAPAGO PARK CENTER 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.
5.
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.
6.
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.
7.
The developer shall receive approval of a final Traffic Impact Study with the processing of a 
Development Plan Review application, or as otherwise determined by the Transportation 
and Sustainability Department, Transportation Division.
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.
The property owner should be aware of all city codes and zoning ordinances applicable to the property 
including maintenance and conformance with the codes. Below is a partial list of references provided 
to advise the owner of pertinent code requirements; this is not an exhaustive list. 
TEMPE CITY CODE: Specific requirements of the Tempe City Code are not listed but apply to any 
application. 
ZONING AND DEVELOPMENT CODE: Specific requirements of the Zoning and Development Code 
(ZDC) are not listed as conditions of approval but apply to any application. To avoid unnecessary 
review time and reduce the potential for multiple plan check submittals, become familiar with the ZDC.
BUILDING & FIRE CODES: Any modifications to the buildings involving mechanical, electrical, 
plumbing or structural tenant improvements that would require a building permit must obtain required 
permits.
ENGINEERING CODES: Any site modifications affecting utilities, retention or engineering code 
requirements must obtain required permits.
LIGHTING: Site security lighting shall comply with requirements of ZDC Part 4 Chapter 8 (Lighting) 
and ZDC Appendix E (Photometric Plan). Avoid conflicts between lights and trees or other site 
features in order to maintain illumination levels for exterior lighting. Make sure that light fixtures do not

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create glare and are full-cutoff fixtures. Any changes to lighting would require a minor Development 
Plan Review.
LANDSCAPE: All landscape shall be maintained per the approved landscape plan for the site. 
Property owners are responsible to replace dead or missing plant material and to maintain all parking 
landscape islands, street front trees and ground covers, and perimeter planting materials. Any 
changes to landscape on site would require a minor Development Plan Review.
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.
BASIS OF BUILDING HEIGHT: Measure height of buildings from top of curb at a point adjacent to the 
center of the front property line.
FEDERAL AVIATION ADMINISTRATION: Applicant/Developer proposing construction or alterations 
which may affect navigable air space is responsible for submitting a Notice of Proposed Construction 
or Alteration - Off Airport form to the Federal Aviation Administration (FAA) and provide documentation 
of building height clearance prior to issuance of building permits. Per the FAA, filing shall be done a 
minimum of 45 days prior to construction. For additional information visit the Federal Aviation 
Administration, Obstruction Evaluation/Airport Airspace Analysis (OE/AAA) website at 
https://oeaaa.faa.gov/oeaaa/external/portal.jsp. 
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.
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.
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

PL250252 – LEGEND CITY DISTRICT AT PAPAGO PARK CENTER 
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April 28, 2026
Officer with general questions.
POLICE DEPARTMENT SECURITY REQUIREMENTS: 

Refer to Tempe City Code Section 26-70 Security Plans.

If the development includes a use listed in City Code Section 26-70(c), the Owner is required to 
prepare a security plan with the Police Department. The architect should be involved to verify any 
modification that would require design revisions. To avoid revisions to permitted construction 
documents, initial meetings with the Police Department regarding the security plan are 
recommended before building permits are issued. At a minimum, the Owner shall contact the 
Police Department to begin security plan process approximately eight weeks prior to receipt of 
certificate of occupancy.

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.
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.
LIGHTING:

Plans shall include the nearest adjacent street lights to the development. Streetlights 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 (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.
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:
1100-1450
Hohokam established first development in the area with nearby residences and 
canals in Papago Park. Archeological surveys of the area have been conducted 
over the years documenting this as the earliest civilization and development of 
the area.
1903
Farmers and ranchers formed the Salt River Valley Water Users’ Association,

PL250252 – LEGEND CITY DISTRICT AT PAPAGO PARK CENTER 
Page 13
April 28, 2026
the inception of the Salt River Project.
January 31, 1914
President Woodrow Wilson established Papago Saguaro National Monument 
under the Antiquities Act of 1906 protecting 2,000 acres of desert flora and 
archeological sites.
April 21, 1930 
U.S. 71st Congress Public Law 92 act to abolish the Papago-Saguaro National 
Monument
1930-1963
According to Maricopa County historic aerials, the site remained vacant desert 
until development began in the early 1960s.
April 9, 1958
City Council approved Ordinance No. 281, a request to annex approximately 
2,730 acres, including the subject site.
June 29, 1963- 1983 The site was used as an amusement theme park called Legend City.
February 13, 1969
City Council rezoned 59.3 acres to I-2 for the Legend City site, including the 
subject site.
1982-1988
The land was purchased by the Salt River Project, which closed the park 
permanently after the 1983 season. Legend City was redeveloped into 
corporate offices for SRP.
December 18, 1986
City Council approved a rezone to I-1, a Subdivision Plat consisting of 12 tracts 
on 427.7 acre, and a Preliminary Planned Area Development for SRP’s Papago 
Park Center consisting of 7,028,586 s.f. on 272.54 net acres. The subject site, 
Parcel “A”, is within the boundaries of this PAD and shown as the SRP 
Corporate Headquarters but labeled as “NOT PART OF THIS APPLICATION, 
NOT SUBJECT TO THE CITY OF TEMPE ZONING AND LAND USE 
CONTROLS”.
February 9, 1989
City Council approved an Amended Subdivision Plat consisting of 2 parcels and 
7 tracts on 107.8 acres and an Amended Preliminary Planned Area 
Development for Papago Park Center consisting of 7,028,586 s. f. on 272.7 
acres, including variances for increased building height and Use Permits for 
hotel, hotel without entertainment, and retail.
March 12, 1991
Planned Commission approved an Amended Subdivision Plat consisting of 2 
parcels and 7 tracts on 107.8 acres and an Amended Preliminary Planned Area 
Development for Papago Park Center consisting of 7,028,586 s. f. on 272.54 
acres located at 1600 N. Priest Dr, including Use Permits to allow parking be 
provided on demand for parcels B1 and E, and variances to increase the 
maximum building height from 30’ to 128’ for parcel B1 and from 30’ to 120’ for 
parcel E.
1991 - 2025
The Planned Area Development for Papago Park Center was amended 25 
times for various developments.
February 20, 2026
The applicant held a neighborhood meeting.

PL250252 – LEGEND CITY DISTRICT AT PAPAGO PARK CENTER 
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April 28, 2026
April 28, 2026
Development Review Commission scheduled public hearing for a General Plan 
Projected Land Use and Residential Density Map Amendment from Commercial 
to Mixed-Use High (up to 65 du/ac), Zoning Map Amendment from GID PAD to 
MU-4 PAD, and an Amended Planned Area Development.
May 14, 2026
City Council scheduled introduction and first public hearing of the above-listed 
request.
June 4, 2026
City Council scheduled second and final public hearing for this request.
ZONING AND DEVELOPMENT CODE REFERENCE: 
Section 3-202, Permitted Uses in Commercial and Mixed-Use Districts
Section 4-203, Development Standards for Commercial and Mixed-Use Districts
Section 6-302, General Plan Amendment
Section 6-304, Zoning Map Amendment
Section 6-305, Planned Area Development Overlay Districts
Section 6-306, Development Plan Review