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Nice staff report. Tempe is one of 2 landlocked cities in the Phoenix area. Increased density is the only avenue left for growth since only 7% of the City is vacant. The 20 year old code focuses on new development, but a complete code rewrite will shift the focus to redevelopment. As a part of that plan, mixed use areas are major component. I live near what is likely to be the first attempt at mixed use. I will be waiting to see how many dark boxes in my neighborhood are redeveloped.