Development Review Commission Regular Meeting – February 23, 2021

The Development Review Commission (DRC) of Tempe, Arizona, held a regular meeting on February 23, 2021, at 1:15 PM UTC (6:15 AM MST, though proceedings were conducted in the evening local time). The meeting addressed three agenda items: an instructional school on the consent calendar, a private school for children with autism, and a car wash proposed on Broadway Road. The commission approved all items with specific conditions, following public testimony and deliberation.

Consent Calendar

• Transitions (PL210011): A use permit for an instructional school for cognitively disabled individuals at 1500 South Priest Drive. The applicant was Ramirez Architects. No public comment was received, and the item was approved unanimously as part of the consent agenda.

Public Comments & Testimony

St. Dominic Savio Academy

• Supporters (10 emails): Expressed support for the school, emphasizing its mission for children with autism and the need for a permanent campus.
• Opponents (3 emails) and traffic concerns (3): Raised worries about increased traffic on Knox Road, noise from student drop-off/pickup, parking spillover, and potential negative impact on property values.
• James Mansperger (neighbor to the east): Supported the school but requested extended no-parking signs and a guarantee that the use would not change if the school sold. He also expressed concern about noise from his agricultural activities conflicting with the school's need for a sensory-controlled environment.
• Eric Emmert (Sierra Tempe HOA president): Supported the school but requested a deceleration lane on northbound Priest Drive, extension of no-parking signs, and that the main access be on Priest rather than Knox. He also suggested a traffic light or pedestrian-activated crosswalk at Knox and Priest.
• Ginger Masters (resident across Priest): Supported the school but asked for deceleration lanes and no restrictions on left turns from their neighborhood.
• Ann Doolen (east subdivision resident): Supported the school but urged that Knox access be limited to emergency vehicles.
• Michael Kaufman: Expressed favor for the development.
• Cynthia Parker (opposed): Questioned why secondary access was not on Priest, but appreciated tree preservation.
• Kathy Carso (concerns): Asked about speed limit reduction and flooding issues.
• Chuck Dale (neutral): Requested all access off Priest to avoid congestion on Knox.
• Emily (opposed): Cited traffic, noise, flooding, property values, and compatibility with the neighborhood.

Super Star Car Wash

• Larry DeGinnis (Holdeman Neighborhood Association chair): Opposed, citing traffic safety, noise violations per the applicant's own study, incompatibility with the Tempe Maker District, and detrimental impact on property values.
• Alex Otto (Holdeman resident, audio engineer): Criticized the noise study as a “projection” not a “prediction,” noted the tunnel's porous roof would leak sound, and stated the car wash could not meet noise standards at the east property line.
• Linda O’Connor (opposed): Preferred a maker district use; car wash does not fit the vision.
• Therese Elliott (opposed, resident since 1959): Concerned about noise, traffic, and property value decline.
• Harley Schwartz (opposed): Mentioned noise, traffic, potential groundwater pollution, and conflict with the Maker District plan.
• David Myers (opposed): Detailed concerns about intermittent noise from dryer fans, calling it a nuisance beyond decibel limits, and noted that shift workers and outdoor enjoyment would be affected.
• Kevin Roberts (opposed): Difficulty in voicing opposition; does not want another car wash.
• Zoe Stein (opposed): Resident of Holdeman.
• Amanda Riske (opposed): Noted existing car washes, wanted local businesses, and worried about pollutants and property values.
• Ellen Brown (opposed): Concerned about noise, traffic, and market saturation.

Discussion Items

St. Dominic Savio Academy (PL210002)

• Applicant (Manjula Voss, Gammage & Burnham): Presented plans for a private school for children with autism (ages 18 months to 22 years) on a 3.7-acre agricultural-zoned site at Priest and Knox. The school currently has 33 students in Chandler; the new campus would allow up to 117 students and 60 staff. The building is one-story (~21-27 ft), 35,000 sq ft, with indoor/outdoor learning gardens. Traffic study shows 1.4% increase on Priest; 110 parking spaces provided. Applicant agreed to a cap of 117 students and non-transferability of the use permit following commission discussion.
• Staff (Karen Stovall): Recommended approval with conditions. Noted that after the staff report, 10 support emails, 3 opposed, and 3 general traffic concerns were received. The use permit requires the school to maintain a calm environment and adhere to traffic conditions.
• Commission Deliberation: Several commissioners noted that detailed site plan issues (deceleration lanes, Knox access, noise) would be addressed at a future development plan review. The key concerns for the use permit were the student cap and non-transferability, which the applicant accepted. The motion to approve included those two conditions.

Super Star Car Wash (PL200232)

• Applicant (Brennan Ray, Birch & Crocchiolo): Proposed a 5,220 sq ft automatic car wash at 1139 W Broadway Road, replacing a former Burger King. The site is zoned GID. A voluntary neighborhood meeting on February 16 drew ~15 attendees; concerns were noise, traffic, and property values. The applicant submitted a noise study and upgraded to IDC Stealth blowers, projecting noise levels of 33 dB at the nearest single-family residences (ambient Broadway noise is 60 dB). Traffic impact statement showed less PM peak traffic than a fast-food restaurant. Hours limited to 7 AM – 8 PM.
• Staff (Karen Stovall): Recommended approval subject to stipulations, including the specified equipment. Noted the site's long queue lane prevents backup onto Broadway. No transportation division concerns.
• Commission Deliberation: Commissioners debated compatibility with the Tempe Maker District. Commissioner Bauer argued the use meets zoning and use permit criteria. Commissioner Amorosi and Vice Chair D. Dominico opposed, citing the noise bleed over the east property line and incompatibility with the Maker District vision. The majority approved with a condition requiring the IDC Stealth blower system.

Key Outcomes

• Consent Calendar (Transitions): Approved unanimously (7-0) without discussion.
• St. Dominic Savio Academy Use Permit: Approved 7-0 with conditions:
  • Maximum student enrollment capped at 117.
  • Use permit is non-transferable; any new school must apply for a new permit.
  • No-parking signs to be installed along Knox Road adjacent to the school site (with potential extension requiring neighbor approval).
• Super Star Car Wash Use Permit and Development Plan Review: Approved 5-2 (Commissioners D. Dominico and Amarosi dissenting) with the condition that the IDC Stealth blower system (as modeled in the updated noise study) be installed. Other stipulations from the staff report were included (hours of operation 7 AM – 8 PM, etc.).
• Meeting Minutes: Approved from January 26, 2021 study session and regular meeting (with Commissioner Cassano abstaining as he was not present).
• Next Meeting: Scheduled for March 23, 2021; agenda to be distributed by March 3.