Good evening, everyone.

We're gonna go ahead and start the meeting now.

Um, this is the development review commission.

I'm Andrew Johnson.

Tonight is January 13th, 2026.

Welcome to the development review commission hearing.

The development review commission is created to hold public meetings and hearings to provide analysis and recommendations to the city council regarding general land use policies and applications where the commission has recommendatory power and to render final decisions on specified applications where the commission has final decision making power.

Any person aggrieved by a final decision of the development review commission may file an appeal to the city council within fourteen days, 14 calendar days after the development review commission has rendered its decision.

Uh Stefan Richter, Commissioner Larry Tom, Vice Chair Michelle Schwartz, to my far left, Commissioner Joe Forte, Commissioner Linda Spears, and Commissioner Barbara Lloyd.

Tonight with us from staff, we have Jeff Temelimit, Temilevich, Ryan LeVake, Michelle Dalkey, Karen Stoball, Robert Mansilio, Whitney Mayfield, Alex Bosworth, Warren Rivera, Joanna Berry, and Jason Wolfe.

Um if you wish to speak on an item, please fill out one of these forms, which are located up here at the front, and um hand that to Miss Barry.

And we will um we will hear your comments during uh the the hearing of that item agenda agenda item.

You'll be given up to three minutes to speak and staff will be monitoring that time.

Also, please note that anyone uh joining us on the WebEx, the chat box is not monitored or moderated.

All right, tonight on our agenda um item number two is consideration of meeting minutes.

And the regular meeting of December 9th, 2025.

Um is there a motion for the approval of these minutes?

Commissioner Spears.

Um I move for the approval of the minutes from the December 9th, 25 meeting.

Okay, there's a motion for the approval of the study session regular meeting minutes.

Is there a second?

Second by Commissioner Richter, all those in favor, please raise your hand.

Okay, that passes unanimously.

All right, next I will go over our consent agenda.

Um if anyone here is from the public wishing to hear one of the items that I call out, please get my attention and we can pull that item from our consent agenda.

First item is 4A, which is a request request a use permit to allow a vehicle service station fuel sales in the CSS zoning district for quick corner.

Was anyone here wishing to hear that item tonight?

Okay, item 4B is request a use permit to allow a fitness center in the GID zoning district for pure balance Pilates.

Was anyone wishing to speak on that item tonight?

Okay.

Next item on our consent agenda is 4C, which is request a use permit to allow wood products manufacturing in the GID zoning district for A1 cabinetry.

Anyone wishing to speak on that item?

Okay.

The next item on our consent agenda is 4F, which is request a use permit to allow a drive-thru restaurant in the GID zoning district for Black Rock Coffee.

Okay.

Next item is 4G, which is request a use permit to allow two required parking spaces within the front yard setback for Orange Street residents.

Okay, and then the last item on our consent agenda is item 5B, which is request a general plan project projected land use and residential dense density map amendment from mixed use moderate up to 20 up to 45 dwelling units per acre to mixed use industrial moderate up to 45 dwelling units per acre and a zoning map amendment from MU4 to GID on approximately 25 acres for priest and alameda.

Anyone wishing to speak on that item tonight?

Okay.

So that rounds out our consent agenda.

And it remains as discussed in our study session, with one exception.

We have pulled item 4D, and we will be hearing item 4D, which is the House Street property.

All right, can I get a motion on our consent agenda?

Motion to approve the consent at consent agenda stated.

Okay, there's a motion from Commissioner Richter.

Is there a second?

Second.

Seconded by Commissioner Spears.

All those in favor, please raise your hand.

And that passes unanimously.

All right.

So the first item we will be hearing tonight is item 4D, which is request a use permit to allow one required parking space within the front yard setback for house street property.

Um Mr.

Rivera.

Or sorry, it's the applicant first.

If the applicant could please approach.

Hello.

Staff.

Mariana O'Vera.

The applicant first, correct?

For House Street.

The How property.

House Street.

Were you with?

Maybe I'm not correct.

I saw my name up there, so I what was your name?

Mariana Ulvera.

No, I'm next.

Oh, okay.

She can go through.

Oh, yeah, Alvarez is next.

You're you're you're actually next.

So no, no, you're you're first.

Thank you.

It's the how street property.

Again, welcome.

Hi.

Good evening.

So do you have a presentation for us?

No presentation.

No presentation.

No.

Okay.

Would you like to introduce your project to us?

I'm not sure what uh what you're asking.

I'm sorry.

Okay, so you're you're here tonight, and you wish to get a use permit for um one part of the for the driveway required parking spot for the setback.

Yes, okay.

That was it.

Okay, so that um we'll we'll reserve your time.

We have uh comments from the public.

Um so you may want to address some of those comments.

Yes.

So we'll allow you to come back after um the public comment period has started.

So um that's you're fine.

So let's move on to Mr.

Rivera if you'd like to present for us on this project.

Uh good evening, Chair and Commissioner.

Um, so tonight we're hearing uh the house street house street property.

Um it includes a use permit request for parking one off street space um in the front yard setback on an existing driveway.

Uh so first here we have some context photos with a key on the left-hand side.

So that photo number one is taken facing the house.

Uh followed by two and three for the corners.

And here are the other context photos for the rear of the property.

Uh site plan will follow on the next slides.

And some final context photos showing the yard.

So here's the site plan.

On it, you can see the modifications to the home.

Includes an addition to the rear as well as a garage space.

And at the bottom, on the on the right side of the slide, you can see the proposed driveway parking that is the subject of this use permit.

Here's a floor plan.

The left floor plan shows the existing residents prior to the modifications that were reviewed and approved by City of Tempe's building department.

And on the right, this is the new floor plan that again has been approved by City of Tempe's building safety.

Here are some elevations.

Again, this is all uh out of the study session or the study materials, but also those come from the approved building permit plans.

So on to the approval criteria, staff uh evaluated the use permit criteria in section 6308E, and we'll speak to each of these.

And the first of them is any significant increase in vehicular pedestrian traffic.

So we found the property is retaining its single family use.

It has five bedrooms and sufficient room to park one vehicle in the garage, uh, as well as uh sufficient space to park another on the driveway that is the subject of the use permit.

And there is also room at the street to park two additional uh vehicles.

So criteria number two nuisance arising from the emission of odor dust, gas noise, vibration, smoke, heat, or glare.

Uh we found that the site will function with typical vehicle movements from a driveway and a garage, and it's retaining again its single family use, and that there are no anticipated nuisances that may arise from the use permit request.

Number three, contribution to the deterioration deterioration of the neighborhood.

Um again, these uh this use permit requests comes to us after the approval of BP 241203, uh, representing an investment in the property while retaining the character of the neighborhood and its single family use.

Um parking in the front yard setback, we found does not conflict with any of the city's goals, policies, and objectives.

Criteria for compatibility with existing surrounding structures and uses.

Again, it's a single family, uh single story home with an overall height of 12 feet, uh, matching the overall height of other homes on the neighbor in the neighborhood.

And the uh home has been updated to contain modern residential design elements like a paneled garage door with transom windows and a unified color scheme across the facade, fascia, and trim.

So uh we can flip back to the site plan, but we also found that the after the modifications, the new layout accommodates uh off-street space within a new garage.

Uh and um we found that to uh support the approval under that criteria as well.

Finally, adequate control of disruptive behavior both inside and outside the premises.

The property is uh rental with up to with five bedrooms and one garage space and a driveway space in the front.

Uh the owner um the owner's address is in the valley, and the property is uh properly registered as the rental.

Um, and so the owner would be responsible for managing that behavior on site, but we do not expect any to be any behavior to be disruptive at a staff level based on the approval of this use permit request.

So public involvement, a neighborhood meeting is not required for this type of request.

Um, and during the review period, and to to up until this point, we had not received any support or opposition or any questions.

So uh our recommendation is approval subject to conditions and the non-standard conditions speak to updating the site plan of record for BP 241203 after uh this hearing, and we've started requiring uh planting of one tree with one and a half inch calipers within five feet of the driveway prior to final inspection.

That's to ensure shade is provided to the parking area.

And I'm happy to take any questions.

Any questions?

Okay, thank you for the presentation.

Appreciate it.

All right, now we will begin the public comment period.

Um if anyone else is here tonight to wishing to speak on the site and please split one of these cards and bring it up to Miss Barry.

Um, the one card that I have right now is Tom Dare.

If you would um please approach the dice and restate your name and city of residence, please.

Hi.

Uh my name is Tom Dare.

Uh I'm the son of Penny Wilson and Bob Dare who live two doors down from the property in question.

We we don't completely object to this parking thing.

We we just have some questions.

Um the first is those pictures are not accurate.

Since those pictures were taken, they've done a lot of modifications through the front.

They put curved things in.

It looks like they're sort of restoring the irrigation, but they have a carpeted area.

So we find that kind of odd that they would request a zoning thing and then start making all kinds of changes to the area question.

The area in question.

That's one question.

Um the the uh uh uh the second was the it's it seems like I don't understand why there's a variance if one garage sparking spot in tandem with a parking spot is considered approval under the new maybe the new uh middle neighborhood thing or any of the thing.

Is there any issue with that?

Is it we don't have a strong objection to it, but we don't feel like they're really doing what they're saying is matching the neighborhood.

Um these are irrigated properties.

Now they've kind of done a gravel thing and eliminate the irrigation.

Now they've kind of put it back.

There's like I said, the pictures are not accurate.

They have put um like irrigation flow things into that same area where the parking spaces would be.

I find that kind of odd.

And I find that um why are we asking for something or having a public hearing on something that seems like it's within the code that they can do it?

Okay, thank you.

Thank you so much for your comments.

Is there anyone else tonight wishing to speak on this item?

Okay, with that, um, I'd like to uh invite back our city staff to um address or maybe perhaps show the site plan again and explain where the parking is uh planned to be.

Uh Chair Johnson and commissioners, I'll flip back to that um page.

If we could have it brought back.

Oh, sorry, um, so a couple of things just looking at the site plan.

Um whenever the home is originally constructed, like many of the homes on this street, only one off-street parking space was um only one off-street parking space was required at the time of the home's original construction.

Um, so typically that took the form of an enclosed garage for one car or a carport for one car.

Um but since the home has been modified, it needs to meet City of Tempe's current standards, which is two off-street parking spaces.

So the modifications that were reviewed and approved via building permit, um, speak to that one one of those spaces being in the garage that's shown on screen and is visible in the floor plans on the bottom left of the image on the right.

Um, but that other required space is what is the subject of this use permit request.

Essentially, that parking has to go somewhere.

Um, so that's why it's in the front yard setback.

Speaking to um so just to clarify the the request is to park in the driveway.

Um that is required because it it goes past the front yard setback.

Um, and it's not an additional parking space that they're planning to put in the yard.

Um, it's it's just to park in the driveway.

Hopefully that clarifies it a little bit for you guys.

Yeah, I understand that.

Okay.

But if that's allowed to sorry, it's not allowed, so it doesn't need a permit for us to do that.

Uh thank you.

Uh, and then speaking to the streetscape changes that the um opposition had noted.

I'll just flip back to some of those context photos.

Um, I don't have any prepared, but aerial imagery um will show um a large tree canopy in this neighborhood.

There was previously a lot of mature vegetation on site and on other um properties nearby, but those landscaping changes uh that have been made over time are not subject to our review during their use permit process as well as um traditional building permit review for something like building additions and modifications.

So we're not we're not talking about anything landscaping related tonight.

And nothing, no decisions that we make tonight will impact the landscaping of this site.

Except for the tree.

Yeah, that's right.

To be planted.

Thank you.

Any other questions for staff?

No.

Okay.

Thank you, sir.

Thank you.

All right.

With that, we will unless the applicant wanted to make any comments.

Okay.

With that, we will close out the public comment period.

And I would like to entertain a motion or any other additional comment or discussion.

Okay.

There's a motion to approve by Commissioner Richter.

Is there a second?

And seconded by Commissioner Spears.

All those in favor, please raise your hand.

Okay.

And that does pass unanimously.

All right.

So the next item is item 4E, which is request a use permit to allow three required parking spaces within the front yard setback for Overo residents.

Located at 1804 East Alameda Drive.

Good evening, everybody.

Good evening.

I'm curious how I can get somebody next time to speak on my behalf because that was a wonderful presentation, and I'm not sure I can do the same, but it was great to hear that.

I'm a little nervous, but hopefully.

Yeah, you all look very friendly.

Thank you.

So I am here to apply for a permit to use parking or permit for my home located at 1804 East Alameda Drive in Tempe, Arizona, 85282.

I am requesting to expand the current driveway to allow for one additional parking space to make it three vehicles total.

So you said I could use this.

Let me try that.

Okay.

So we have the site plan here.

I'm going to skip over this because I think it's a little easier to explain and get a visual of what I'm talking about in this image.

So we have my dad's work truck there.

On the left is a sidewalk that I believe was permitted maybe 20 years ago.

And then on the north side of my dad's work truck there is where we would want to add the additional space to drive or sorry to park.

And so it would go from the existing driveway all the way up to that tree.

That's that's the space we're talking about.

I've read all of the documents and exhibits and stuff like that.

So you you've got an extensive knowledge of it or should I go ahead and explain why I'm submitting?

Um my property um was remodeled and it had a violation on the property because we didn't do the work with permits.

So in order to do that, because it does have seven bedrooms, I needed to apply for this um driveway parking spot edition.

Um so this is the very first step in going through getting that approved and then submitting to get my um property in code.

Excuse me, my property within code.

Um, and I prepared also some images that show um typical use of driveways around my neighborhood.

I currently still live in this neighborhood just a few houses away.

Um many residents do rely on multiple vehicles due to work, caregiving, multi-generational living, and also shared housing situations as a result.

The need for three or more parking spaces has become increasingly common throughout the city.

So here this image shows my property 1804 with a green dotted line.

And I don't want to be calling out specific neighbors.

Um, so I put the little stars over the numbers, but I just want to show proximity of my home to similar types of um needs.

So we have parking here where we've got multiple vehicles because they need it.

You know, obviously, like they've got people there that need those vehicles, and they've got such an excessive need that they're parking um over their turf.

Um also here's another example of the need for um driveway space.

Um, another one here who has pavers that have extended out to give themselves you know a larger driveway area.

Uh new construction, also extremely close to the house, and they've got a beautiful driveway that's nice and big for all of their cars.

Um, and those that do not have the three vehicle driveways um have the need still, but do make do with what they have.

So this is also fairly common to see around my neighborhood where there's vehicles that are parked right behind each other, and they take up as much space as they they can there.

Um Cold is sack over, we have normal single family houses with work trucks, you know, similar to my dad's truck that was parked in my property.

Um, but it's relatively common and normal to see around our neighborhood where we have needs for work trucks and such.

Um right in front of the house where I'm currently living out on the same street.

We do see parking on gravel, parking on the grass.

It's common, obviously, it's not permitted by the city, but it does happen.

And I wouldn't have really noticed or paid much attention to the parking needs, but I am now because I'm going through this process.

Um, and it seems a little not difficult, but a little bit frustrating to see how many um houses are in violation of the city code for something so so simple like parking.

Um, and it becomes a little difficult when you do have tensions with neighbors, perhaps online.

Social media is what I saw the most, um, where they have um opinions that they're voicing, but some of them might not be incorrect, like a lot of people think, oh, this is just because of student housing that they're bringing on a lot of people.

But really, what I've seen is that it's a lot of my neighbors who are living there as you know, their primary residents are also having the need because they just have more vehicles for the various reasons that I mentioned before.

Multi-generation housing is a big one.

Um I just wanted to say that now that I have your attention.

Um, but I thank you guys for your time and your consideration and hopefully granting this use permit because it is the first step that I need to take to get my whole house permitted.

Um, and I hope to be able to get that done working on it slowly but surely, and I've had a lot of guidance from um some of the people that work here on the city as to how to make it happen.

Um, so thank you.

Thank you.

Um, were there any questions for the applicant to start?

No, okay.

Thank you.

We may call you back up, but uh, thank you for your presentation.

Uh Mr.

Mansile.

Okay.

Chair Johnson, members of the commission.

So as we've heard, this is a request for use permit for three parking spaces within the front yard setback and located at 1804 East Alameda Drive, just north of the main Alameda Drive and east of McClintock Drive.

Here is an image of the front of the house.

Um, and that hatched area is where that 10-foot uh driveway expansion will occur.

Here is the site plan showing the proposed uh paving expansion of 10 feet, and then the total will be 27 feet 10 inches of driveway space.

Here is the floor plan.

Um as has been stated, it is a seven-bedroom home, and there were some building permits to enclose portions of the house.

The previous garage was enclosed in 1971.

That was enclosed to be a den.

And then there was also another building permit in 1980 to enclose the uh screened-in patio in the back of the house.

Those have since been converted to bedrooms, and two bathrooms were added without building permits.

There was a complaint received in 2022.

However, it wasn't officially assigned to staff until 2024.

So there was a lag of a couple of years in assigning that complaint, that IP.

So that has been being worked on, and this use permit is part of that process to get the house into compliance.

And here is the front elevation of the home.

So going through some of the approval criteria, the property does have sufficient room to park two vehicles in the driveway.

As I said, this will require an expansion by 10 feet to fit a third.

Those three parking spaces, however, will be within the front yard setback.

That's the um that's the request here is for that use permit.

With this being a seven-bedroom home, it may increase vehicular or pedestrian traffic, but we do not believe it will be in an increase more than what's expected from a typical residential use.

Nuisances arising from emissions, odor just gas.

Um, there may be small amounts of that due to the number of vehicles that will be parked in the driveway, or perhaps even there could be two parked on the street.

But again, we don't feel it's any greater than a typical single family residential home.

And three contributions to the deterioration of the neighborhood or the downgrade of property values.

Um we feel that the improvements to the house, even though they were permitted and that is being rectified now, will have a positive impact on the home, and we don't believe it will negatively impact property values.

And compatibility with surrounding structures and uses, as we've seen some from some pictures, parking in the front driveway is not um unexpected in this area.

Maybe on the lawn is unexpected, but um so it's not uncommon to see that we we have not had any use permits for parking in the front yard setback in this area, though.

And then adequate control of disruptive behavior.

Umce this is a registered rental, um, and this was this goes back to a condition of approval that was mentioned earlier.

That um we're putting the responsibility of the on-site behavior um on the property owner to to monitor um to monitor that as best that they can and to enforce the the parking needs of the tenants on site.

There was not a neighborhood meeting required for this, and to date I have not received any public comment.

And staff recommends approval subject to conditions.

There are several conditions here.

Um, the first one is uh the required parking spaces in the front yard setback shall apply to parking located on the site, and parking shall not encroach into the right-of-way.

This one is fairly standard for these use permits for parking in the front yard setback.

Number four, the owner shall plant two shade trees on the north and one on the south side of the driveway, and that is to um provide shade for the for the parking spaces.

Number five, the property has room for two vehicles to park on the street north of the driveway.

Um, and again, this goes back to enforcement um to ensure that the tenants of the property respect the on-street parking for for public and the guests and uh do not inhibit the neighboring driveways.

Number six on-street parking or on-site parking, excuse me, shall be allowed on the driveway, and cars shall not be allowed to park in the existing crushed rock landscaping north of the existing lawn to try to mitigate some of the issues that we saw in some of those pictures.

And number seven, final site plan shall be submitted to the planning department.

This has actually already been taken care of.

Um we did receive a final site plans uh just a few days ago.

And with that, I'd be happy to answer any questions.

Any questions for staff?

Commissioner Smith.

Um, you indicated that this is registered as a rental property, and the applicant has indicated it's a multi-gen family.

Um do you know for sure?

Closer to the microphone.

So is this a it's registered as a rental property, and applicant has indicated it's multi-gen family living there?

So does that play into this at all?

Uh Commissioner Spears, the rental registration came from the Maricopa County Assessors website.

That's how the property is listed.

Um I don't have knowledge of who is renting the property.

It may be one family with with several generations in it.

Um we do not have that information.

Uh thank you.

Other questions?

Okay.

Thank you.

Um, with that, I do not have any comment cards, and I don't see anyone else in the audience that might be interested in speaking on this.

So if the applicant has anything additional to say, we'll open the public comment period and you can um come back and address us right now.

Yes, please come, please come.

Clarify um the question.

Um, it is a rental proper property and it is registered.

It is not a multi-generational housing home.

I do have it listed to just random people.

At some point, I did have only um students living there for some time.

I did live there and I hosted international students.

Um, but after I moved out, I ended up just renting like uh long-term Airbnb, and then eventually short-term, most mixed really, because some of them are short-term and some of them um are long term.

So that's my property.

But when I mentioned multi-generational, it was for homes that are near my area for neighbors that are around me.

Um myself, I live in that um neighborhood.

I live on that street just a few houses down, and currently it's my family.

Um, myself, my son, and my parents that live in that home.

So I just wanted to clarify that.

Thank you for that.

Okay, with that, we will close out the public comment period and move to commissioner discussion or motions.

Commissioner Tom.

Oh, sorry, I thought you had a discussion, Commissioner Richter.

Oh Ms.

Dawkey, do you have something?

Yes, sir.

Um, I just wanted to uh suggest that whoever makes the motion to make sure that the condition number seven is struck since that item has already been taken care of.

We received that final site plan.

Okay.

Thank you.

Don't all jump at once.

Okay.

Commissioner Richter?

Motion to approve with the removal of condition number seven.

Okay.

There's a motion for approval from Commissioner Richter to and which includes the removal of condition number seven.

Is there a second?

I'll second.

Seconded by Commissioner Forte.

All those in favor, please raise your hand.

Okay.

And that passes unanimously.

All right.

Um, with that, we will move on to item number five A, which is requested general plan projected land use and residential density map amendment from mixed use high up to 65 dwelling use breaker to commercial and a zoning map amendment from our four TOD to CSS TOD on.7 acres for Marlot's garage.

Would the applicant please present your case?

Oh, the applicant's online.

Can everyone hear me?

Yes, we can hear you.

Please state your name, city residents, and um you can present your case.

Sure.

Uh Derek Dechler here at Motley Design Group.

Um working on behalf of 8 Street Filling Station.

Rudy and Rita Safidari.

Um, adaptive reuse project of an existing historic eligible building.

Um the site is actually four lots together, the building being on the Far East quadrant.

And I heard the question asked by one of the council members.

And I heard the question asked by one of the council members what the intended retail use was because that is unclear.

And some ideas have been tossed around.

I know that originally it started out as the intent was it for it to be a convenience store.

And I believe now the owners are entertaining the idea of a pizza restaurant.

So I know that we will have a plaza space outside directly to the west that is for food trucks to sit on, but um they're also interested in having the interior space as restaurant, particularly a pizza restaurant.

The design intent is to keep the structure as similar as possible to the original.

Now recently we have inspected the facade and the interior structure.

The trusses are in bad shape.

But care will be taken to most likely design them to the same shape and size as the original.

So it is it is our hope that uh, you know, along with the plaza space, um the landscape and has enhancements on the site and um you know upgrades to the overall structure and facade that it will be welcomed by the community.

Um it will adhere to the general plan amendments and the general plan.

Um that was our hope that the project, I know it needs um a general plan amendment to adhere to the general plan, and it is our hope that um with the open space provided and some of the other amenities, goods to the neighborhood and landscape enhancements that it will serve as that will qualify.

Were there any other questions from the council on the intent of the project or um what's going into it?

Thank you.

Thank you for the presentation.

Were there any questions from the commission?

Commissioner Forte.

I wanted to ask if the idea was to cycle the food trucks and just not have a pizza food truck, I guess.

If the place is going to be a pizza pizza place.

Yeah, I think the intent was to have all different kinds of food trucks present, and hopefully a variety of different foods there to supplement what's happening at the interior.

But um, we are leaving that open to some figuring out by the owner, and um, I think the hope is now that the interior space serves as a good enough anchor that the food trucks can be there, but they don't necessarily have to be there to make this successful.

And will there be any kitchens added to the interior?

Um that is a good question.

I think they there will be adequate space for that if it's necessary.

Um speaking with Bob Graham here, my boss, and the owner owners um, and it is likely that we will do an interior kitchen with this development.

Yeah, I see that this is listed as historic eligible.

Just maybe talk us through any intent you have moving forward with the historic components.

Um so it's historic eligible.

I know the state turned it down as uh qualifying to be a landmark.

So we are not tapping into the credits that may have been there or trying to with the city or the state.

Um but instead we are going to preserve as much of the building and structure and its appearance um and its aura as much as possible, but with a more polished feel, I think, to give the neighborhood um you know a sense of pride and a place to gravitate towards.

Um I think it will enhance the neighborhood by having it slightly cleaned up, um at least the facade and some of the interior spaces while um paying respect to anything that we can structurally that's salvageable.

So that is our intent historically to preserve as much of it as is safe to any other questions for applicant okay.

Thank you for the presentation.

Um would like to invite staff up to uh provide their presentation.

All right, thank you, Chair Johnson, members of the commission.

So this is a request for a general plan, projected land use and residential density map amendment from mixed use high, up to 65 dwelling units per acre to commercial and a zoning map amendment from R4 TOD to CSS TOD.

The site is on the southwest corner of 8th Street and Dorsey Lane, and it is four parcels currently.

And here are some site pictures.

So on the right is the existing garage building, which has been there since 1922 and functioned as a garage, uh auto service until I believe 1973, and it's been vacant since.

On the left, picture A is the remainder of the site, which is vacant.

Picture C is looking at the building from Dorsey Lane, and the picture on the right is the is the image key.

So here is the current general plan.

It is mixed use high designation, and the reason for the change is because the projected proposed use is fully commercial.

If there was a residential component to this, it would have been able to fit within the mixed use high category.

But since the proposed um land use is going to be strictly commercial, the designation had to change from the mixed use high to the commercial.

And similar with the zoning, the current zoning is R4, which is multifamily residential.

If there was a residential component to it, um, I believe just a portion of the property that the commercial was going to fit on would need to be rezoned.

But in this case, since the entire site is going to be a commercial use, then the entire site will be uh CSS.

And that H is for the historic eligibility.

Again, it has not been placed on the state or city um historic register.

That is a separate process.

So within the garage building, there is a space of 170 square foot lease space in the northeast corner, and then on the southern part of the building is roughly 1500 square feet of leasing space.

There will be a contained enclosed um seating area to the west on the on the northern part of the building.

And on the on the west on the southern part of the building will be um an open seating area.

And then you can see the food truck patio that is going to be there.

If this stays as is with the food trucks, the once the formal site plan uh comes in for development plan review, they will need a use permit for that for those food trucks.

Uh that's what we uh consider outdoor retailing.

So if they stick with the food truck patio, then you will see this again for a uh a use permit for that use.

Um proposed uses that were mentioned, a a small convenience store that would be allowed in CSS without a use permit.

Um a pizza restaurant enclosed in the building would also be allowed without the use permit.

It's really the the outdoor retailing that would require the use permit.

Yeah, Commissioner Spears?

If you go back to the where you're showing the parking, if in fact that retail space becomes a restaurant, pizza restaurant, whatever, how does that impact parking?

It would it would have to be calculated based on the um the parking ratio that we have for a restaurant.

Um currently currently the site, the way it's shown is overparked quite a bit based on the size of the of the garage building.

So if a restaurant were to come in, um we would have to look at the parking ratios and the square footage that they would be taking up for the restaurant and and calculate it that way to get to the required parking spaces.

Commissioner Tom.

So historically there had been a garage on the site, correct?

Correct.

Um they took up all three of these parcels or just that front parcel.

It just took up the existing building.

So the non-conforming use is just on our front front building.

Correct.

Okay.

And the current general plan designation is um multifamily.

The current designation is multifamily for the zoning.

The general plan designation is mixed use.

Mixed use.

High density.

Okay, and this site plan was not submitted with the application, correct?

That's correct.

This is a preliminary site plan.

We have not received a formal application for the development plan review yet.

All right, thank you very much.

Two neighborhood meetings were held.

Uh the one in October was for the zone change.

The one in November was for the general plan amendment.

The one in October had, I believe, five um attendees asking general questions.

The one in November had just one attendee.

Um, and there are reports in your exhibits of those meetings.

Staff did receive one letter of support from the citizens for a vibrant Apache Corridor.

Um, in support, they are in support of the redevelopment of this site.

And this meets all the approval criteria for the zoning amendment and the minor general plan amendment.

And staff is recommending approval subject to conditions.

And here are two non non-standard conditions of approval.

Um this one has to do with archaeological sensitivity, and if there are any findings, um, then that would have to be reported to the historic preservation office.

And this next one concerns the successful completion of the Salt River Primo Maricopa Indian Community Online Cultural Sensitivity Training, and evidence that that was taken, should be provided to the community development department and the historic preservation office.

And I'm happy to take any questions.

Any other questions for staff?

Um are alcohol sales to be permitted on site.

Uh Chair Johnson, that would be allowed in a restaurant.

Um, if it's part of the use permit process for food trucks, that would be worked in, but that would be an allowed use in in restaurants.

Okay.

They would have to get a liquor license for that.

That's right.

Yeah.

Okay.

Any other questions?

Okay.

Thank you for the presentation.

Um, seeing none um other than alternate commissioner Redman in the audience.

I don't know if he wants to speak on this item.

No, okay.

Um, so we will open the public comment period and then close the public comment period and move on to Commissioner discussion.

So discussion or motions or emotion, I should say.

Yes, Commissioner Lloyd.

So I just wanted to state to the applicant, you know, part of my I'm very happy to see someone doing something with the site.

So my only concern was just activating what they're calling the retail portion in the garage so that we don't end up with a a parcel that's simply a parking lot for food trucks.

It doesn't sound very exciting.

So that was just essentially the point that I wanted to make with the the vagueness around the retail use in the garage portion.

Commissioner Richter.

Looks great.

I forgot what item that was.

Five A.

Five A.

Okay.

So there's a motion for to approve from Commissioner Richter.

Is there a second?

Second.

Seconded by Commissioner Spears.

All those in favor, please raise your hand.

And that passes unanimously.

All right.

Next, any commission member announcements.

No.

Okay.

City staff announcements.

No, Mr.

Chairman.

We'll just see you at the January 27th meeting.

All right.

Our next meeting is January 27, 2026.

Um this meeting is adjourned.

Thank you all.