CC_STAFF REPORT_TOD ZONING CODE TEXT AMENDMENTS_06042026.DOCX

PL260139 – ZONING CODE TEXT AMENDMENTS 
Page 1
June 25, 2026
STAFF REPORT
TOD ZONING & DEVELOPMENT CODE TEXT 
AMENDMENT
(PL260139)                           REVISED
COMMENTS:
In 2020, Planning staff introduced an Urban Code District (UCD) to be added to the Zoning and 
Development Code (ZDC) which was to be applied to the 1) downtown area, 2) the area between Rural 
Road to the west and Dorsey Street to the east and roughly between University Drive to the north and 
Mill Avenue to the south, and 3) those areas along Apache Boulevard from Rural Road to the west and 
the Price - 101 freeway to the east. There were to be seven zones within the UCD that ranged in density 
and included permitted land use, development standard and parking requirements. This included a 
consultant provided study of parking reductions for these areas. The UCD and the Urban Core 
Masterplan were withdrawn and did not ultimately move forward for City Council at that time.
At the Joint City Council/Development Review Commission meeting on May 13, 2024, Planning staff 
presented an analysis of the parking requirements of the City of Tempe compared with those of the City 
of Phoenix. The purpose of the analysis was to evaluate the adequacy of parking in Tempe’s downtown 
area and to provide recommendations for improving parking inadequacies.
In conducting its research, Tempe Planning staff determined that the parking requirements of Tempe’s 
Transportation Overlay District (TOD) were higher comparable to those of the City of Phoenix’s Walkable 
Urban Code. As a result, Tempe staff realized that it could bring its TOD parking requirements in line 
with those of the Phoenix Walkable Code and in line with more recent project entitlements.
PUBLIC INPUT

A neighborhood meeting is not required for code text amendments.

Development Review Commission heard a presentation and discussed the proposed changes 
at a study session on April 28, 2026.

Neighborhood Advisory Commission heard a presentation and discussed the proposed 
changes during a meeting on May 6, 2026.

Development Review Commission recommended approval of the proposed code text 
amendment at their regular meeting on May 12, 2028 (5-0, with one commissioner abstaining).

Transportation Commission heard a presentation and discussed the proposed changes during 
their meeting on June 9, 2026 and recommended approval of the proposed code text 
amendment (10-0). 

The draft ordinance was posted online and an email distributed to interested parties through 
the City list serve for development news.

Upon completion of this report, staff received one comment regarding the proposed changes 
related to an ASU parking study that is underway. 
ASU PARKING STUDY
The boundaries of the ASU parking study area are Mill Avenue to the west, 5th Street to the north, the 
Fulton Center building and parking garage to the east, and University Drive to the south.

PL260139 – ZONING CODE TEXT AMENDMENTS 
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June 25, 2026
The intent of the parking study is to conduct comprehensive data collection 
of the current parking inventory and utilization within the study area, analyze 
the existing parking conditions and patterns, including on-street and off-
street facilities, and assess short-term and long-term parking demand. The 
study area is located within the City Center where the Downtown Parking 
Standards of the Zoning and Development Code (ZDC) apply.  Pursuant to 
Section 4-607 of the ZDC, the CC zoning district is exempt from the 
reductions of the Transportation Overlay District parking regulations. As 
such, Planning staff does not believe the proposed TOD parking reductions will impact this parking 
study. 
DEVELOPMENT REVIEW COMMISSION STUDY SESSION
Staff presented the proposed code text changes on April 28, 2026 for preliminary feedback. Questions 
were asked as to whether there was an illustration that showed the current versus the proposed 
parking requirements in the TOD and if staff conducted an analysis on how projects that have been 
approved over the last few years within the TOD may have been impacted by the proposed TOD 
parking reductions. Staff prepared comparison tables to address these questions and provided them 
to the Commission in the staff report for the May 12, 2026 regular meeting.  
The following tables were provided to the Development Review Commission in the above-referenced 
staff report. 
TOD Parking Comparison (Current Versus Proposed)
Current TOD Parking Requirements (Minimum)
Proposed TOD Parking Requirements (Minimum)
Use
Corridor
Station Area
Use
Corridor
Station Area by 
#
SINGLE-FAMILY 
None specified 
None specified 
SINGLE-FAMILY 
1 space per unit 
+ 0.2 unrestricted 
guest spaces per 
unit
1 and 2: Refer to 
Downtown 
Parking 
Standards
3 through 7: 1 
space per unit + 
0.1 unrestricted 
guest spaces per 
unit 
MULTI-FAMILY 
0.75 spaces per 
bedroom plus 
guest parking 
0.75 spaces per 
bedroom plus 
guest parking 
MULTI-FAMILY 
0.5 spaces per 
bedroom + 0.2 
unrestricted 
guest spaces per 
unit 
1 and 2: Refer to 
Downtown 
Parking 
Standards 
3 and 4: 0.4 
spaces per 
bedroom + 0.1 
unrestricted 
guest spaces per 
unit 
5 through 7: 0.5 
spaces per 
bedroom + 0.1 
unrestricted 
guest spaces per 
unit 
RETAIL SALES AND 
SERVICE 
USES/CUSTOMER 
SERVICE 
OFFICES/ENTERTAINME
Parking waived 
for 25% of floor 
area not to 
exceed 10,000 
SF of floor area
Parking waived 
for 50% of floor 
area not to 
exceed 30,000 
SF of floor area
COMMERCIAL (ALL 
TYPES OF 
COMMERCIAL USES 
INCLUDING RETAIL, 
RESTAURANT, BAR, 
OFFICE AND 
1 space per 500 
SF
1 and 2: Refer to 
Downtown 
Standards

PL260139 – ZONING CODE TEXT AMENDMENTS 
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NT USES (EXCLUDING 
THEATERS)
CONFERENCE/ASSEMB
LY)
3 through 7: 1 
space per 500 
SF
THEATERS
Parking waived 
for first 50 seats 
Parking waived 
for first 150 
seats 
REFER TO 
COMMERCIAL USES 
(ALL TYPES) 
RESTAURANTS/BARS 
AND CLUBS
Parking waived 
for 25% of floor 
area, not to 
exceed 1,250 
SF of floor area
Parking waived 
for 50% of floor 
area not to 
exceed 2,500 
SF of floor area
REFER TO 
COMMERCIAL USES 
(ALL TYPES)
 
HOTEL
None specified 
None specified 
HOTEL
0.5 spaces per 
hotel unit + 
commercial 
1 and 2: Refer to 
Downtown 
Parking 
Standards
3 through 7: 0.5 
spaces per hotel 
unit, + 
commercial.  
First 5,000 SF 
waived for 
commercial; 1 
space per 500 
SF thereafter
OUTDOOR DINING AREA
No standard
No standard
OUTDOOR DINING 
No Standard
No Standard
TOD Project Analysis (Current and Proposed TOD Parking Requirements)
Project 
Name
Zoning 
Designation
Total 
# of 
Units
Total # of 
Bedrooms
Minimum 
# of 
Parking 
Spaces 
Required 
per ZDC 
Minimum 
# of 
Parking 
Spaces 
Required 
with 
Proposed 
TOD
Percent 
Difference 
Between 
Current and 
Proposed 
Minimum 
TOD Parking 
Requirements
# of 
Residential 
Parking 
Spaces 
Approved 
with 
Project 
PAD
College 
and 7th
712 S. 
College
CC/TOD 
(Corridor)
239
415
117*       
117*
N/A
88
Apache 
Rock
1935 E. 
Apache
MU-3/TOD 
(Station Area 
6)
75
117
107
71
66%
110
Apache 
and 
McClintock
1734 E. 
Apache
MU-4/TOD 
(Station Area 
5)
272
363
353
209
59%
353
*Per Downtown Parking Standards Due to Location in the City Center District
NEIGHBORHOOD ADVISORY COMMISSION
Staff presented the proposed code changes on May 6, 2026. A commissioner asked how the 
proposed TOD code text language allowing exceptions to the sidewalk standards for neighborhood or 
local streets correlates with Tempe’s sustainability goals of adding more trees.  Staff explained that 
shade trees are required along sidewalks within the TOD and that proposed exceptions to the 
sidewalk standards apply to obstructions within the sidewalk only. A commissioner asked how 0.5

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parking spaces per bedroom would be feasible for residents with multiple cars and how developers 
may be affected by not being allowed to provide more parking spaces than required in the TOD.  Staff 
explained that these parking reductions are to the minimum parking standards and are not maximum 
parking requirements.  Developers can still either provide parking spaces that they believe will meet 
the demand in their projects, meet the new minimum TOD parking requirements, or ask for relief from 
parking standards through a Planned Area Development (PAD) Overlay. A commissioner asked if 
developers can tailor what they believe are the appropriate number of parking spaces for a project and 
if they must meet these new parking standards, who will have to pay for the cost of not providing 
enough parking spaces for a project.  Staff stated that the proposed reductions are to the minimum 
TOD parking requirements and that the target market for projects within the TOD is for people who 
prefer multi-modal transportation options, such as light rail, buses, biking, walking and ride share 
service. Questions were asked about the typical number of residential units in TOD projects and if 
parking reductions were being proposed to promote alternative modes of transportation. A 
commissioner asked what parking options are available in the TOD for people if there are not enough 
parking spaces provided in TOD developments as a result of the proposed changes.  Staff explained 
that there are many downtown parking options including Tempe public and ASU parking garages, 
metered spaces, and surface lot parking spaces. A commissioner stated that he has seen some 
negative impacts of projects within the TOD on adjacent neighborhoods. Staff explained that each 
project proposed within the TOD is analyzed by Planning staff and other Tempe Departments and 
Divisions to ensure adjacent neighborhoods are impacted as little as possible as part of the review of 
each project.
DEVELOPMENT REVIEW COMMISSION REGULAR MEETING 
The Development Review Commission recommended approval of the proposed code text amendment 
at their May 12, 2026 regular meeting 5-0, with one Commissioner abstaining. 
TRANSPORTATION COMMISSION 
Staff presented an overview of private development parking regulations, including the downtown 
Tempe parking regulations, and a comparison of Phoenix and Tempe parking requirements at the 
November 4, 2025 Transportation Commission regular meeting.  Discussion included the updating of 
the Zoning and Development Code and available funding for a consultant to study existing parking 
regulations within Tempe. A memorandum was provided to the Transportation Commission on April 
22, 2026 via email summarizing the proposed TOD code text amendment with a copy of the proposed 
ordinance.  Staff presented the proposed TOD code text amendment to the Transportation 
Commission at their June 9, 2026 regular meeting.  Discussion included the boundaries of the TOD 
and opportunities for property to become part of the TOD.  The Transportation Commission 
recommended approval of the proposed code text amendment at the June 9, 2026 regular meeting 
10-0.  
GENERAL PLAN
The proposed code text amendment will not impact the goals and objectives of the Tempe Tomorrow: 
General Plan 2050. The proposed additions and clarifications to the ZDC will facilitate implementation 
of certain objectives within the General Plan relating to transportation, economic development, 
sustainability, and the protection of public health, safety and welfare.
HISTORY & FACTS:
Jan. 20, 2005 City Council adopted the Zoning and Development Code, a new Zoning Ordinance 
2003.36 and repealing Zoning Ordinance 808, which had been in effect since this date. 
Subsequent revisions have been made to the code over the past twenty years to keep 
the code current with General Plan updates, changes in state laws, new technologies 
and other factors that affect code implementation and enforcement.

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Nov. 4, 2025
Transportation Commission heard a presentation at their regular meeting regarding 
downtown Tempe parking requirements and a comparison of Phoenix and Tempe 
parking requirements. 
April 22, 2026 Transportation Commission received a memorandum and a copy of the ordinance 
related to the requested Zoning and Development Code text amendment. 
April 28, 2026 Development Review Commission heard a presentation at their study session 
regarding the requested Zoning and Development Code text amendment.
May 6, 2026: Neighborhood Advisory Commission heard a presentation regarding the requested 
Zoning and Development Code text amendment. 
May 12, 2026 Development Review Commission recommended approval of the proposed code text 
amendment by a vote of 5-0, with one Commissioner abstaining. 
June 4, 2026 City Council held the first public hearing for the requested Zoning and Development 
Code text amendment.
June 9, 2026 Transportation Commission recommended approval of the proposed code text 
amendment by a vote of 10-0.
June 25, 2026 
City Council is scheduled for a second and final public hearing for Zoning and 
Development Code text amendment.
ZONING AND DEVELOPMENT CODE REFERENCE: 
Section 5-602 – Boundaries
Section 5-603 – Applicability
Section 5-612 – Pedestrian Oriented Design Standards
Section 5-613 – Parking Standards