At Tempe YIMBY we don’t typically advocate for individual projects. We believe there should be clear, permissive rules allowing housing to be built near where people want to live, instead of our current system of exclusionary zoning and vetocracy, which is responsible for the housing crisis we find ourselves in today.
That said, we make exceptions for certain projects that align with our values, especially when a contribution to Tempe’s affordable housing fund is involved. The proposed housing development The Standard meets this requirement, but it also provides a case study in how the city is gambling the future of public transit in Tempe.
The Standard would be built at the corner of Apache and Rural Road, presently occupied by a gas station smack in between two Streetcar stops. This underutilized spot is also under a mile from two different light rail stops. It would bring much needed housing-supply, adding 363 units of new student housing right across the street from campus. It would also contribute $1 million to the affordable housing trust fund.
The proposed location is marked with a red pin. Note the proximity of multiple transit stops and ASU campus.
This project makes an incredible amount of sense and is exactly the sort of thing the city should want. So why is Tempe trying to roll back the full potential of this project?
Setting A New Standard
Pushback—consisting of a single digit number of emails and only somewhat more petition signatures—primarily is concerned with the height of the building. At 21 stories, it would be somewhat taller than nearby buildings. Those opposed worry this would set a new precedent for the area.
City staff seemed willing to concede to these complaints, recommending the project be reduced to 15 stories. The Development Review Commission also agreed, and voted against recommending the project’s approval.
Proposed reduction in height by city staff. This proposal would kill 128 units of housing.
It’s important to consider what this additional height means in concrete terms. This reduction would kill 128 units of housing. This would mean fewer students able to live within walking distance of campus and transit.
To recommend killing over a hundred units of housing—at a time when a housing shortage has caused rents to grow out of control—suggests city priorities are out of step. It certainly doesn’t treat the housing crisis as much of a crisis at all.
Still, this reduction in units would be harmful to our city in ways beyond housing affordability.
Going Off the Rails
Tempe and Mesa are currently considering an expansion of the Streetcar. To make this a worthwhile investment, Tempe must take seriously its responsibility to maximize transit ridership. These systems require large public expenditures and the city should do everything in its power to make them work.
We want high quality public transit that gets people out of their cars. This requires sufficient ridership to support frequent and dependable service. Hence why having population density near transit stops is key to long term sustainability of our transit systems: more people living near transit stops means more people making use of it.
While Streetcar ridership has beat expectations so far, overall Valley Metro Rail ridership remains substantially below pre-pandemic highs. If Tempe wants to do its part to increase transit usage, it needs to boost transit-oriented development.
Ridership by fiscal years from Valley Metro.
Our public transit systems should not just be shiny objects for cities to collect. They should be functional services that get people where they need to go.
Gambling Away Our Future
Tempe’s denial of the full project is working against its two highest priorities: sustainable transit and affordable housing costs.
The number of students attending ASU’s Tempe campus has consistently grown over the last decade. If we are smart and build adequate housing for them near campus and transit, we can strengthen the Streetcar and improve walkability.
Failing to do so could threaten future ridership and make it harder to justify expanding and improving public transit in Tempe. We shouldn’t gamble on the future of Streetcar or the city by working against these goals.
What You Can Do
Email Tempe City Council (councilcommunicator@tempe.gov) and let them know that you support The Standard at Apache and Rural as proposed. Tell them you want to see much more housing built near transit. We especially encourage you to do so if you live nearby or are a student.
You should also BCC: TempeYIMBY@gmail.com so we know you sent it.