The Phoenix area is often considered the mecca of suburban residential sprawl and for as long as the city has been growing, retail development has followed. Despite occurring alongside residential sprawl, retail development does not have the same characteristics as residential suburban sprawl and has more closely followed national retail trends. Regardless, there are still some differences, therefore the research question that will be asked here is how have the characteristics of retail development in Greater Phoenix followed the national trends of retail developments that were established in each decade since the 1950s? Characteristics were gathered from a literature review and 29 sample retail developments from various types of retail formats popularized in the various decades including commercial strips, regional shopping centers, big box centers, factory outlet malls, power centers, power parks, and lifestyle centers were surveyed. Overall, it was found that many retail developments in Phoenix are larger than the national standard. Additionally, retail formats like power parks, power towns, and big box centers included more small and medium sized inline or strip storefronts than the national standard. But, in general, many characteristics other than those already mentioned did not vary much from the national norms. In the end, retail development will continue to be important as the Phoenix area continues to grow into one of the biggest metros in the country.

The Phoenix area, is known for suburban sprawl which did not happen in isolation but was the result of many external factors. It was not just large environmental and cultural factors that changed over time, but the actual physical characteristics of sprawl that have changed from community to community over the decades. Characteristics like physical size of houses and lot size, along with changes in the residential and commercial design and building style have changed from around the 1950s to present day, with homes being larger and covering more of each parcel. These characteristics were analyzed in 21 communities in the Phoenix area that were built from 1950 to 2019 to find how these characteristics have changed over time. While the issue of sprawl will never fully go away, by learning what the characteristics are that make up the definition of sprawl, stakeholders like cities, planners, and developers will have better knowledge for planning for tomorrow.