City of Tempe, AZ

Tempe’s General Plan 2040 included two land use related maps, one showing land use designations, and the other residential densities. Tempe Tomorrow – General Plan 2050 combines the two maps into one for easier reference and consistency, and also keeping in practice with other Valley cities. In combining the maps, some land use and density categories were merged for simplicity and usability. Specifically, Residential, up to 15 dwelling units per acre, and   Residential, up to 25 dwelling units per acre categories in the General Plan 2040 were merged into the Land Use category of Low-Moderate Multi-Family, up to 25 dwelling units per acre. This combination is proposed to better correspond to the breakdown of densities permitted in Tempe’s Multi-Family Zoning districts and to provide a more even spread for multi-family zoning in the future.

Additionally, the Mixed-Use categories have been given a lower threshold of up to 45 dwelling units per acre, where previously no bottom threshold in density was designated. This change is made due to the scarcity of land designated in General Plan 2040 for Mixed-Use land use and density of less than 45 dwelling units per acre and to better adhere to density standards and trends for mixed-use zoning districts in Tempe. These areas where density designations were changed or combined are depicted on the maps as hatched lines, as noted on each map’s legend.

Potential updates are listed by character area. 

Tempe Tomorrow – General Plan 2050 introduces several land uses in this character area, including increased density and neighborhood-scaled mixed-use designation. Along Scottsdale Road between the city limits at Continental Drive and down through to the Loop 202 freeway, this plan proposes additional density and mixed-use to enhance the north gateway to Tempe and create a  compact development corridor to Scottsdale. The Papago/North Tempe Character Area includes the largest County Island in the City which is well-served by multi-modal transportation infrastructure including freeways, and transit. It provides a great opportunity for a new mixed-use neighborhood. For this reason, the island has been designated mixed-use and the density increased to up to 65 dwelling units per acre and given the Urban Core density (no density cap) nearest the northeast corner of Scottsdale Road and the Loop 202. Near the northeast boundary of the city, along McClintock Drive, the land uses of commercial and industrial are being proposed to change to mixed-use industrial. This will promote residential and commercial development, while allowing for retention and addition of light industrial uses in the area.

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Several changes have occurred in this Character Area since the adoption of the General Plan 2040, most notably the creation of the Tempe Makers’ District. In 2019, this one square mile area between Broadway Road. Priest Drive, Southern Avenue, and the Union Pacific Railroad, created a brand-new land use designation; Mixed-Use Industrial. This designation promotes residential and commercial development, but also allows for retention of light industrial uses and the potential for more to locate in the area. The establishment of the Makers’ District will continue to have implications on growth and development in this area of Tempe through to the year 2050. Proposed changes in this plan include introducing mixed-use designation at the corners of Priest Drive and Broadway Road and Priest Drive and Southern Avenue, where aging commercial centers currently exist.

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This Character Area will continue to see the growth and revitalization of downtown Tempe and growth of Arizona State University. To accommodate the population growth Tempe expects over the next thirty years, the areas east of Rural are being proposed for higher density mixed-use developments than before. This area is already home to several urban communities and is likely to see additional development. Along Mill Avenue and University Drive, some of the commercial properties are being identified to change from mixed-use to Cultural Resource Area (CRA). CRA designation is proposed for the neighborhoods west (portions of Wilson Art & Garden and Mitchell Park) of Farmer Avenue, which are surrounded by neighborhoods that have had the CRA designation since 2003. Other proposed changes include the addition of mixed-use designations along University Drive at the Hardy and Priest drive intersections, as well as higher densities along the western end of the Tempe Town Lakes’ southern edge. This is proposed to reflect the development trend and potential around these locations.

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The Valley Metro Light Rail and Tempe Streetcar enhanced access to transit amenities that makes the Apache Corridor an attractive spot for high-density residential and mixed-use communities. Tempe Tomorrow – General Plan 2050 proposes to increase the amount of land designated for mixed-use and increase the density in the areas within a quarter mile of the rail line. Also, additional opportunities for mixed-use developments are identified along University Drive, where transit and  other amenities are available nearby.

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The Alameda Character Area provides opportunities for neighborhood enhancement along the several major arterial roads which pass through the area. General Plan 2050 includes the addition of neighborhood-scaled mixed-use designations where aging commercial centers exist, primarily along Broadway Road at areas near Rural Road. The addition of mixed-use development in these locations would help provide housing and ensure that commercial facilities remain available to existing and future residents. The proposed Land Use and Density Map in General Plan 2050 also adds Cultural Resource Areas (CRA) to Brentwood-Cavalier and Broadmor neighborhoods. The CRA effectively limits density to that permitted by the current zoning of properties in this designation.

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Proposed changes to this area focus on diversifying and enhancing the two major, regional commerce centers in the area: Arizona Mills Mall and the Emerald Center. Both areas have been identified as opportunities for introducing mixed-use designations that could provide new commercial services as well as housing to enhance quality of life for residents and improve the southern gateway into Tempe. Mixed-use has also been proposed along Elliot Road from Interstate 10 to Kyrene Road where aging commercial centers might benefit from the introduction of mixed-use development to revitalize the area.

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Two of the principles of Tempe Tomorrow – General Plan 2050 are Sustained Mobility and Housing Access. The proposed changes in the Kiwanis/The Lake Character area focuses on incorporating these themes into the area. Revitalization of aging commercial centers can provide southern Tempe residents with more options for shopping and restaurants without having to travel north to the downtown area.

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Two proposed changes in this Character Area include the relocation of the mixed-use designation at the Discovery Business Campus at Elliot Road and the Loop 101 freeway and the addition of commercial designation at the northwest corner of Warner and Rural roads. The General Plan 2040 identified the northwest corner of Elliot Road and the Loop 101 freeway as mixed-use. However this site has since been developed as office. To retain the mixed-use innovation hub located at the area, the mixed-use designation is proposed to be shifted west where vacant land still exists at the campus. The other proposed change adds commercial at the northwest corner of Warner and Rural where residents have expressed they want more commercial and dining options.

View via pdf and GIS.

Tempe’s General Plan 2040 included two land use related maps, one showing land use designations, and the other residential densities. Tempe Tomorrow – General Plan 2050 combines the two mapsinto one for easier reference and consistency, and also keeping in practice with other Valley cities. In combining the maps, some land use and density categories were merged for simplicity and usability. Specifically,   Residential, up to 15 dwelling units per acre, and   Residential, up to 25 dwelling units per acre categories in the General Plan 2040 were merged into the Land Use category of Low-Moderate Multi-Family, up to 25 dwelling units per acre. This combination is proposed to better correspond to the breakdown of densities permitted in Tempe’s Multi-Family Zoning districts and to provide a more even spread for multi-family zoning in the future.

Additionally, the Mixed-Use categories have been given a lower threshold of up to 45 dwelling units per acre, where previously no bottom threshold in density was designated. This change is made due to the scarcity of land designated in General Plan 2040 for Mixed-Use land use and density of less than 45 dwelling units per acre and to better adhere to density standards and trends for mixed-use zoning districts in Tempe. These areas where density designations were changed or combined are depicted on the maps as hatched lines, as noted on each map’s legend.

 View via pdf and GIS.

While this plan is anticipated to go up for vote in March of 2024, this map is a vision for land uses which are anticipated to occur gradually over the next thirty years. The map does not represent immediate changes in development or zoning. Both existing and projected land uses may or may not always conform to the property’s zoning.

Existing zoning throughout the city will remain as it is until property owners apply to rezone their properties. The rezoning process includes a public hearing process and City Council makes the decision to approve any rezoning request and any proposed development.

The community has shared feedback over the past year. Please visit tempe.gov/2050 to review the outreach, public meetings and summaries from input that has been collected.  

Please share your feedback at tempe.gov/forum, email 2050@tempe.gov or call 480-350-8234.