Scottsdale leaders consider new downtown development rules as developers push revised high-rise plans

Scottsdale city leaders met Tuesday to discuss potential updates to downtown development rules as developers submitted revised high-rise plans for the area. Officials said the changes aim to ensure new projects align with the Old Town Urban Design & Architectural Guidelines, which govern building form and character to maintain compatibility with Scottsdale’s existing downtown environment.

The development also proposes underground parking and designated areas for public art. While the zoning height and density for the project were approved in a 2020 rezoning case, city officials said the current review focuses primarily on design details to ensure compatibility with the existing downtown environment.

The revised high-rise plans under review include a 14-story mixed-use project featuring 272 residential units and approximately 31,700 square feet of commercial space, according to a Scottsdale City Center project presentation.

Scottsdale’s downtown area is governed by the Downtown Overlay and related design review requirements, which generally prohibit any structure other than a detached single-family dwelling from being built or altered without approval from the Development Review Board. The city’s Old Town Urban Design & Architectural Guidelines (UDAG) serve as a core reference for this review process. According to city documents, the UDAG were originally adopted in 1986 and subsequently updated in 2004 and 2019 to guide site development, building form, architectural character, and landscape character. The guidelines aim to ensure new development aligns with Old Town Scottsdale’s goals and existing character.

City staff emphasized that the UDAG provide “the urban design vision for Scottsdale’s downtown area” and work “in conjunction with the Downtown Zoning Ordinance.” The guidelines are aligned with the Scottsdale Sensitive Design Principles and the Design Standards and Policy Manual, according to a city review document. Officials said the guidelines are used by landowners, tenants, development teams, city staff, the Development Review Board, Planning Commission, City Council, and community members to publicly review physical development proposals in the context of the community’s shared vision for Old Town Scottsdale.

The city’s design page notes that Scottsdale maintains comprehensive design guidelines to preserve visual appeal, safety, and accessibility, and that the downtown development review process is tied to both the zoning ordinance and design guidelines rather than zoning alone. City staff further explained that the design-focused review occurs after zoning rights and entitlements are established, indicating that height and density approvals typically precede detailed design evaluations.

Height and density allowances in downtown Scottsdale have evolved in recent years. Reporting from Scottsdale.org noted that a 2018 update added areas where buildings can reach heights of 120 to 150 feet by introducing Type 2.5 and Type 3 zoning districts. The revised high-rise proposals have renewed public scrutiny over whether existing downtown rules adequately address the scale and form of larger mixed-use projects. Public debate has centered on whether the city should update rules proactively or continue addressing changes on a project-by-project basis.

A 2019 report in YourValley highlighted ongoing discussions about updating the Old Town Scottsdale development framework. In that report, Councilman David Smith expressed caution about agreeing to amended height regulations without fully understanding the mix of development that would result. Officials have been weighing how to balance growth, height, and downtown character, with some describing the issue as politically sensitive due to its impact on project feasibility and neighborhood concerns.

The Downtown Overlay and UDAG remain the primary tools for guiding development in the area, with the city’s zoning code and design guidelines accessible through official channels such as Municode and the city’s e-services document viewer. The guidelines are intended to ensure that even where taller buildings are permitted by zoning, new developments maintain compatibility with Old Town Scottsdale’s established urban fabric.

As developers submit revised plans for high-rise projects, Scottsdale city leaders continue to evaluate whether updates to downtown development rules are necessary to reflect current market demands and proposed building forms. The ongoing discussions involve multiple stakeholders, including city staff, elected officials, developers, and community members, all engaged in shaping the future of Scottsdale’s downtown area.