Tempe Development Review Commission Meeting - March 23, 2021

The Tempe Development Review Commission met on Tuesday, March 23, 2021, at 2:00 PM (local time) to consider several development applications. The commission approved the February 9, 2021 study session and regular meeting minutes, approved a seven-item consent agenda, and conducted a detailed review of a major mixed-use development project (Aura Apache). All items before the commission were approved unanimously (7-0).

Consent Calendar

• Approved the February 9, 2021 study session and regular meeting minutes as written, following no corrections or edits from commissioners (motion by Commissioner Cassano, seconded by Commissioner Amorosi; passed 7-0).
• Approved the entire consent agenda (motion by Commissioner Cassano, seconded by Commissioner Johnson; passed 7-0), which included the following items:
  • Pebler Residence (PL210012): Use Permit Standard to reduce required accessory building setback from nine (9) feet to eight (8) feet, located at 1121 South Ash Avenue. Applicant: Zachary A. Pebler, PLLC.
  • Haight Residence (PL210014): Use Permit to allow a second-story addition, located at 1218 West 10th Place. Applicant: Treestone Construction.
  • REEF Kitchens (PL210020): Use Permit to allow temporary outdoor vending (ghost kitchen), located at 1858 East Apache Boulevard. Applicant: REEF Kitchens.
  • Crown Castle ADOT 101 & 202 (PL210025): Use Permit for a new 100-foot-tall multi-carrier wireless telecommunication facility (monopole), located at 2130 East Rio Salado Parkway. Applicant: Campbell A&Z, LLC.
  • M Cubed Massage (PL210042): Use Permit to allow a massage establishment, located at 2039 South Mill Avenue, Unit A, Suite 10. Applicant: M Cubed Massage.
  • Crown Castle Nazarene Church (PL210045): Use Permit for a new 85-foot-tall multi-carrier wireless telecommunication facility (monoelm), located at 3929 South Rural Road. Applicant: Campbell A&Z, LLC.
  • Yes Health Center (PL210046): Use Permit to allow a massage establishment, located at 430 West Warner Road, Suite 103. Applicant: Yes Health Center, LLC.

A staff member, Saparna Dasgupta, confirmed that public comments on consent items were due two hours prior to the meeting, and the only comment received before that deadline was one in support of the Haight Residence, which did not trigger a request to remove the item from consent.

Discussion Items

Aura Apache (PL200263) – Located at 1820 East Apache Boulevard. Applicant: Gammage and Burnham PLC, on behalf of Trinsic Residential Group.

Represented by Manjula Voz (Gammage and Burnham), the applicant requested:

• General Plan Land Use Map Amendment from Residential to Mixed-Use, and General Plan Density Map Amendment from Medium to High Density (up to 25 dwelling units per acre) to High Density (up to 65 dwelling units per acre).
• Zoning Map Amendment from multiple districts (CSS TOD, CSS, TP, R-4) to MU-4 TOD Station Area.
• Planned Area Development (PAD) Overlay to establish development standards.
• Use Permit to allow tandem parking.
• Use Permit to reduce the ground floor commercial street frontage in the Transportation Overlay District from the required 60% to 46%.
• Development Plan Review for a new four-story mixed-use development containing 296 residential units and commercial uses.

The project site currently contains the Apache Palms RV park, an RV use, a tire and automotive use, and an empty lot. The proposed development includes: a one-story co-work office building along Apache (4,700 square feet); a four-story apartment building with approximately 1,000 square feet of commercial space fronting Apache (265 apartments total across the south side); and two three-story townhouse-style buildings to the north with 30 apartments featuring private garages. The project includes a pool, dog park, game lawn, fire pit, 53% lot coverage, 27% landscape coverage, 372 vehicle parking spaces in a garage topped with solar panels, 287 bicycle spaces, and a detached six-foot sidewalk with landscaping between the sidewalk and buildings.

The applicant stated that while the proposed 46% ground-floor commercial frontage falls below the 60% TOD requirement, the design actually increases total commercial square footage from 4,900 to 5,802 square feet by adding a freestanding commercial building and a corner commercial suite flanking the driveway. The applicant expressed the belief that this approach will be more commercially viable than a strict compliance layout.

Public outreach: The applicant attended a Citizens for Vibrant Apache Corridor virtual meeting on March 10, 2021, and reported that members in attendance expressed support for the project. One person attended a virtual neighborhood meeting, believed to be associated with the Paradise Motel next door; no adverse comments were received.

Staff recommendation: Senior Planner Diana Kaminsky recommended approval with conditions. She confirmed the building height in the PAD request is 68 feet (not 62 feet as noted in one portion of the report), that the general plan amendment unifies varied land use and density designations, and that the design is sensitive to the area to the north. Staff consulted with economic development and supported the commercial frontage reduction, noting that commercial uses on the other side of Apache have struggled. A key condition (#7) requires restaurant venting and grease interceptor infrastructure; the applicant requested and staff supported limiting this requirement to the larger freestanding commercial building only (building four), allowing the smaller corner suite to be built as a tenant-ready retail/service/office space without restaurant-specific exhaust infrastructure.

Commissioner discussion highlighted:

• Chairman David Lyon expressed a personal preference for greater architectural variety in mixed-use apartment block typologies, noting concern that many recent projects may look too similar in future years.
• Commissioner Sumners agreed, drawing a parallel to monotonous subdivision color palettes from decades past.
• Commissioner Amorosi expressed strong support for the project, noting the removal of two auto uses, the site design sensitivity to the adjacent multifamily complex to the north, adherence to the Apache character area plan for materials and landscaping, and the sustainable elements (solar panels).
• Commissioner Cassano expressed strong support, noting the project represents a positive transformation of Apache Boulevard after years of less desirable uses.

The commission closed the public comment period, and after discussion approved the project 7-0.

Key Outcomes

• Meeting minutes for February 9, 2021 (study session and regular meeting) approved 7-0.
• Consent agenda (7 items: Pebler Residence, Haight Residence, REEF Kitchens, Crown Castle ADOT 101 & 202, M Cubed Massage, Crown Castle Nazarene Church, Yes Health Center) approved 7-0.
• Aura Apache application (PL200263) approved 7-0, with conditions as modified. The modification to condition #7 limits restaurant venting/grease interceptor requirements to the freestanding commercial building (building four) only.
• The next Development Review Commission meeting is scheduled for April 27, 2021, with the agenda to be published the week of April 5, 2021.