Tempe Development Review Commission Meeting – August 22, 2023

The Development Review Commission (DRC) held a public hearing on August 22, 2023, to consider multiple land use applications, including rezoning and development plan reviews. The meeting began with approval of prior minutes and a consent agenda covering seven items. The main discussions focused on the municipal rezoning of 1st & Farmer Avenue (item 8) and the proposed 28-story mixed-use development at 211 East 7th Street (item 9).

Consent Calendar

• Approved unanimously: Items 2 (Smart Move use permit), 3 (Markulis Residence parking), 4 (Gopal Residence parking), 5 (Tempe Municipal Operations Center Phase 2), 6 (Resale Therapy second-hand store), 7 (The Buzzed Goat Coffee drive-through), 10 (955 East Mixed-Use), and 11 (Apache Square).

Public Comments & Testimony

• Item 8 – Municipal Rezoning of 1st & Farmer:

  • Darlene Justice (Tempe resident) expressed strong support for preservation of the Gonzalez Martinez House (Tempe’s second-oldest adobe structure) and asked about long-term ownership and conservation easement details.
  • Tom Brown (46-year Tempe resident) opposed the rezoning, arguing that the proposed 550 units and 210-foot height on a narrow, constrained site are out of scale with the neighborhood and that no design was presented. He urged the commission to deny the request.
  • Robert Moore (Tempe resident) supported preservation but emphasized the need for public control of the historic house footprint and long-term protection of the adobe structure.
  • David Sokoloski (Tempe resident) supported the rezoning, stating that the city needs more housing to support downtown jobs and that density is appropriate near transit.

• Item 9 – 211 East 7th Street:

  • Trevor Barger (Tempe resident, 20-year member of Newman Center) supported the project, noting the need for residential development downtown and the pedestrian-friendly location. He highlighted the developer’s positive relationship with the neighboring Newman Center.
  • David Sokoloski (Tempe resident) again spoke in favor of building more housing with minimal land use.

Discussion Items

• Item 8 – Municipal Rezoning of 1st & Farmer (PL230127):

  • The applicant (Huellmantel & Affiliates) presented a history of the Farmer Arts District and the proposed rezoning of a 3.6-acre site from General Industrial (GID) to Mixed-Use High Density (MU-4) with a Planned Area Development (PAD) overlay. The plan includes a maximum of 550 dwelling units, a building height of 210 feet, zero setbacks on most sides, and a parking reduction to 0.6 spaces per unit. The applicant committed to preserving the historic Gonzalez Martinez House in place, with a conservation easement and future listing on the Tempe Historic Property Register.
  • Staff (Ryan Levake) explained that the current request is only for zoning changes; a future major development plan review will require a second public hearing, including a neighborhood meeting, historic preservation commission review, and city council action. The site will also include an 18-foot multi-use pathway.
  • Commissioners discussed the process, noting that the design has not yet been prepared and will come back for full review. Commissioner Spears moved to approve, emphasizing that the city has already entered into a development agreement and this is a zoning change only. The motion passed unanimously.

• Item 9 – 211 East 7th Street (PL220305):

  • The applicant (Berry Riddell) presented a 28-story, 380-unit market-rate residential tower with 3,011 sq ft of ground-floor commercial space on a 0.61-acre site. The building height is 314 feet to the top of mechanical screen (287 feet to parapet). Parking is provided at 303 spaces (slightly below the required 306). The project includes a new facade material (prefabricated STO panel system) in response to earlier DRC feedback, and the building height was reduced by one story from the initial proposal.
  • Staff (Lily Drosos) confirmed that the project meets general plan density and is subject to conditions including archaeological sensitivity, safety measures at the garage exit, and pedestrian safety improvements.
  • Commissioners expressed concerns about the building’s height, the lack of light on three sides due to adjacent buildings, the close proximity (10 feet) to the neighboring Atmosphere building, and the plainness of the facade. Several commissioners also doubted the claim that the development would not house students. Commissioner Cassano moved to approve with staff conditions; the motion passed 4-3 (Commissioners Spears, Redman, and Schwartz dissenting).

Key Outcomes

• Item 8 – Municipal Rezoning of 1st & Farmer: Approved unanimously by the commission. The recommendation will go to city council for hearings on September 7 and September 28, 2023. The applicant must still process a future major development plan review, which includes a second public hearing and amendment to the PAD.
• Item 9 – 211 East 7th Street: Approved by a vote of 4-3. The decision is final unless appealed to city council within 14 calendar days. The project will be subject to staff conditions of approval.
• Consent Agenda: All items approved unanimously.
• Minutes: Approved unanimously.
• Announcements: The next DRC meeting (September 12, 2023) has a light agenda; a joint city council and commission meeting is scheduled for the following week at the Tempe History Museum starting at 4 p.m.