Tempe Development Review Commission Regular Meeting - August 11, 2026

The Development Review Commission (DRC) met on August 11, 2026, to consider two use permit requests: a three-story single-family home on Bonarden Lane and a Dutch Bros Coffee drive-through on Southern Avenue. The meeting also included approval of previous meeting minutes and a consent agenda item. The DRC approved both use permits, with the Bonarden Home approval subject to conditions modifying the balconies.

Consent Calendar

• Approval of Meeting Minutes (July 28, 2026): The minutes from the July 28, 2026, study session and regular meeting were approved unanimously by a voice vote.
• Item 4A – Farabee Residence Shade Structure: A use permit for a detached engineered shade structure within the front yard setback at 1233 East Marigold Lane was approved as part of the consent agenda. No public comment was received, and the vote was unanimous.

Public Comments & Testimony

• Item 4B – Bonarden Home (1408 South Bonarden Lane): Raul Ruiz, a neighbor whose family owns adjacent properties, spoke in opposition. He noted that the current property is an eyesore with police calls (11 calls in the previous month) and expressed concerns about the scale, traffic, and potential for future multifamily rental. He also highlighted that the street is narrow and that emergency vehicle access is difficult.
• Item 4C – Dutch Bros Coffee (1801 East Southern Avenue): Lauren Whitaker, a resident of a nearby neighborhood, spoke in opposition. She cited traffic stacking issues at other Dutch Bros locations in Arizona (e.g., Phoenix and Queen Creek), safety concerns near McClintock High School, air quality impacts from idling vehicles, and the fact that the intersection already has three other coffee shops with drive-throughs (including two locally owned).

Discussion Items

• Item 4B – Bonarden Home (Use Permit for Three-Story Single-Family House): The applicant, a design professional representing the investor-owner, presented a 2,700-square-foot, four-bedroom (plus flex room) home with a two-car garage, balconies, and a rooftop terrace. Staff noted the property is zoned R4 (multifamily) and that a use permit is required because the home exceeds one story. The existing home was 900 square feet, two-bedroom, one-bath. The design meets all setbacks and height limits (40 feet max, building is 36 feet). Staff recommended approval subject to conditions. Commissioners raised concerns about compatibility with the existing single-story neighborhood, potential for student rental, and nuisance from the rooftop terraces. Commissioner Spears proposed adding a condition to eliminate the west-facing balcony and shrink the east-facing balcony. The motion passed 5–2, with Commissioners Miller and Young opposed.

• Item 4C – Dutch Bros Coffee (Use Permit for Drive-Through Restaurant in CSS Zoning): The applicant presented a 1,060-square-foot coffee shop with dual drive-through lanes, a bypass lane, and a walk-up window. The site is a former vacant bank. A traffic impact study found that the project would increase intersection delay by less than one second during peak periods and that the queue would be contained on site 99% of the time. Parking includes 19 spaces. Staff noted that the use permit was only for the drive-through; a separate development plan review will address landscaping and other details. Commissioners discussed traffic, queuing, and the plant palette. Commissioner Young questioned the use of honey locust trees (not desert-adapted) and suggested using native species. Commissioner Richter concurred. The motion to approve the use permit was made by Commissioner Lloyd, seconded by Commissioner Miller, and passed unanimously.

Key Outcomes

• Item 4A – Farabee Residence Shade Structure: Approved unanimously as part of the consent agenda.
• Item 4B – Bonarden Home (Use Permit): Approved 5–2 with a condition to eliminate the west-facing balcony and reduce the size of the east-facing balcony. Commissioners Miller and Young opposed.
• Item 4C – Dutch Bros Coffee (Use Permit): Approved unanimously.
• Next Meeting: The next regular meeting is scheduled for August 25, 2026, at 5:15 p.m. (study session begins at 5:15 p.m.).