120925_REGULARMEETINGMINUTES.PDF

Minutes of the Regular Meeting of the Development Review Commission, of the City of Tempe, was held in Council Chambers 
31 East Fifth Street, Tempe, Arizona 
 
Present: 
City Staff Present: 
Vice Chair Michelle Schwartz 
Jeff Tamulevich, Director, Community Development 
Commissioner Linda Spears 
Ryan Levesque, Deputy Director, Community Development 
Commissioner Joe Forte 
Michelle Dahlke, Principal Planner 
Commissioner Larry Tom 
Karen Stovall, Senior Planner 
Commissioner Stefan Richter 
Chris Jasper, Senior Planner 
Alt Commissioner Charles Redman 
Lucas Jensen, Planner 
 
Whitney Mayfield, Planner 
Absent: 
Alexander Bosworth, Planner 
Chair Andrew Johnson  
Warren Rivera, Planner 
Commissioner Barbara Lloyd  
Joanna Barry, Administrative Assistant 
Alt Commissioner Rhiannon Corbett 
Alt Commissioner Robert Miller 
 
 
 
1) CALL TO ORDER: Hearing convened at 6:01 p.m. and was called to order by Chair Johnson 
 
2) CONSIDERATION OF MEETING MINUTES: 
2A) Development Review Commission – Study Session 10/28/25 
2B) Development Review Commission – Regular Meeting 10/28/25 
2C) Development Review Commission – Study Session 11/18/25 
2D) Development Review Commission – Regular Meeting 11/18/25 
 
Motion: Motion made by Commissioner Spears to approve Study Session minutes and Regular Meeting 
minutes for October 28, 2025 and November 18, 2025, and seconded by Commissioner Redman.  
Ayes:  Vice Chair Schwarz, Commissioners Spears, Forte, Tom, Richter, and Redman 
Nays: None 
Abstain: None 
Absent: Chair Johnson and Commissioner Lloyd 
 
Vote: Motion passes 6-0 
 
      
The following items were considered for Consent Agenda: 
 
3A) Request a Development Plan Review for one (1) new one-story warehousing and office building of 
approximately 62,000 square feet on 4.54 acres for I-10 AND WENDLER, located at 4415 South Wendler Drive. 
The applicant is Dominic Alba. (PL250376) 
  
Minutes of the 
Development Review Commission 
REGULAR MEETING 
December 9, 2025

DEVELOPMENT REVIEW COMMISSION 
REGULAR MEETING 
December 9, 2025 
 
2 
 
 
4A) Request a Use Permit to allow a detached engineered shade structure in the front yard setback for KIM 
PROPERTY, located at 531 West 19th Street. The applicant is Ga Young Kim. (PL250050) 
 
4B) Request a Use Permit to allow a massage establishment in the CSS zoning district for BUTTERFLY 
MASSAGE, located at 3415 South McClintock Drive, Suite 106. The applicant is Butterfly Massage, LLC. 
(PL250230) 
 
4C) Request a Use Permit to allow two (2) required parking spaces in the front yard setback for FENN 
ADDITION, located at 1012 South Lola Lane. The applicant is CBC Design and Building Service, LLC. 
(PL250300) 
 
4E) Request a Use Permit to allow agritainment in the AG zoning district for STARLIGHT MEMORIAL, located at 
1986 East University Drive. The applicant is Carly Schorman. (PL250325) 
 
4F) Request for two (2) Use Permits to allow a bar and live entertainment in the GID zoning district for SIX 
BYRD CIDER, located at 1920 East University Drive, Suite 101. The applicant is Eric Thorn. (PL250335) 
 
4G) Request a Use Permit to allow a bar in the PCC-2 zoning district for CONQUER PADEL, located at 7760 
South Priest Drive, Suite 108. The applicant is Arizona Liquor Industry Consultants. (PL250344) 
  
4H) Request a Use Permit to allow a massage establishment in the PCC-1 zoning district for MASSAGE ACES, 
located at 1761 East Warner Road, Suite 16. The applicant is Yinyu Shi. (PL250382 ) 
 
4I) Request a  Use Permit to allow a second hand store in the PCC-1 zoning district for INDY CLOVER, located 
at 937 East Broadway Road, Suite #4. The applicant is Cifuentes Studio. (PL250388) 
 
5A) Request an Amended Planned Area Development Overlay to modify the development standard for building 
height and change the development type from office to residential for a new 16-story, 110 dwelling unit project 
on 1.81 acres for 250 RIO, located at 250 West Rio Salado Parkway. The applicant is Gammage & Burnham, 
PLC. (PL250333) 
 
Motion: Motion made by Commissioner Richter to approve Consent Agenda and seconded by 
Commissioner Spears.  
Ayes:  Vice Chair Schwarz, Commissioners Spears, Forte, Tom, Richter, and Redman 
Nays: None 
Abstain: None 
Absent: Chair Johnson and Commissioner Lloyd 
 
Vote: Motion passes 6-0 
 
      
The following items were considered for Public Hearing: 
 
4D) Request a Use Permit to allow outdoor entertainment (permanent uses) in the GID zoning district for JP 
MORGAN CHASE OUTDOOR ENHANCEMENTS, located at 2104 East Elliot Road. The applicant is Corgan. 
(PL250320) 
 
PRESENTATION BY APPLICANT:  
David Wilson, Corgan, gave an overview of the request. He stated that this outdoor area will be used for various 
functions but primarily as an outdoor dining/lunch space with some small work presentations. He stated that the 
proposed use will be in the central part of the campus, which is about a quarter mile from any nearby residential, and 
that the existing buildings should mitigate any kind of interference and noise that may get over to the residents. Mr. 
Wilson proceeded to go over the specifics of the proposed event spaces, such as the canopy, landscape buffer, and 
location of the stage. He advised that they will keep the existing traffic flow.

DEVELOPMENT REVIEW COMMISSION 
REGULAR MEETING 
December 9, 2025 
 
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Mr. Wilson stated that 300-400 employees would be using this space.  He stated that the average sound will be 70 
decibels and the space will operate from 8:00 a.m. to 9:00 p.m., with the primary duration for any amplified sound 
being from 8:00 a.m. to 8:00 p.m.  Mr. Wilson stated this would be used 3-5 times a month with an event maximum of 
three hours long.   He stated that there would be a sound check before the first amplified music event.   
 
 
PRESENTATION BY STAFF:  
Karen Stovall, Senior Planner, stated that the new entertainment space would consist of a stage and canopy that is 
over 610,000 square feet within the center of the campus and have a total daily seating of 232 and for event seating 
it would be 628.  She stated that the existing access points and number of parking spaces should be adequate to 
accommodate any temporary increase in traffic due to events held on the property. Ms. Stovall stated that the 
proposed event space is situated in middle of the existing buildings with open space and surface parking to the north.  
She stated that it is over 1,200 feet away from the homes to the west and to the north, however due to the possibility 
that sound may travel staff has added a Condition of Approval that no amplified sound should be used beyond 8:00 
p.m.   
 
Ms. Stovall stated that a neighborhood meeting was not required for this request. She advised that staff received one 
email and a phone call with general questions about the project.  Ms. Stovall stated that staff also received an email 
expressing concerns about the project and requesting several other Conditions of Approval be added.  She stated 
that staff did add three Conditions of Approval and went over them for the Commission.  Ms. Stovall advised that one 
of the Conditions of Approval would be that there be a six-month compliance review of the use by the decision-
making body that would begin following the first event with amplified sound or music.  
 
Commissioner Spears asked if the six-month review would come back to the Commission or if it would be handled by 
staff.  Ms. Stovall stated that unless there was an appeal to the City Council, the review would come back to the 
Commission.  
 
Commissioner Tom asked if the sound check is going to happen before every event.  Ms. Stovall stated it would not.  
She advised that the Code Compliance division would go out prior to the first event that will have amplified live music.   
 
PUBLIC COMMENT:  
Lisa Zyriek, Tempe resident, stated that she and her husband live in the nearby subdivision and that this does not 
seem like an appropriate fit to be next door to a residential neighborhood.  She stated they already experience a high 
level of noise from the 101 freeway and is concerned that this will add to it. 
 
Don Zyriek, Tempe resident, expressed concern about the noise and stated that low frequency impulse sounds travel 
farther and penetrate barriers, walls, buildings, etc., more than other sound waves.  
 
Gail Zu, Tempe resident, asked if the applicant would be using this event space for profit, such as selling tickets, 
what the targeted audience is, and the purpose of the space.  She requested that a public hearing be held one year 
from now if the request is approved.  
 
APPLICANT RESPONSE: 
Anthony Padgett, JP Morgan Chase, stated that it is not a profit event space, and is internal only.  He stated that this 
space will encourage staff to come outside for lunches, meetings, etc., and enjoy the atmosphere.  Mr. Padgett 
stated that events would include town halls, senior management meetings, etc., where people could attend in person 
rather than over video.  
 
Mr. Wilson stated that they have added a condition to measure the levels of sound as it gets to the neighborhood.  
He stated that they are happy to work with the City and the neighbors to monitor the sound output as it gets to the 
neighborhoods.

DEVELOPMENT REVIEW COMMISSION 
REGULAR MEETING 
December 9, 2025 
 
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Commissioner Forte asked if the amplified sound would include music or just people using microphones.  Mr. Padgett 
stated that there would be music, but it would be local kinds of bands for low key events, not a rock concert type 
event.  
 
STAFF RESPONSE: 
Commissioner Tom asked if the public could get notified when this item comes back for a six-month compliance 
review.  Ms. Stovall stated that the compliance review would be another public hearing so any property owner within 
a 600-foot radius and any homeowner’s association within a quarter mile would be notified.  Commissioner Tom 
asked if the notification would come from the applicant and Ms. Stovall stated that it would come from the City.  
 
Ms. Stovall referenced the public comment requesting a one-year review and stated that staff has added a Condition 
of Approval that a six-month compliance review of this item will be held by the decision-making body.  She stated this 
would be held six months after the first live event it held and that the applicant will notify staff when that takes place.  
 
 
COMMENTS AND DISCUSSION FROM THE COMMISSION: 
Commission Tom thanked both the applicant and the neighbors for working together on this.  He stated he thinks the 
Conditions of Approval that have been added are amenable to both parties.  
 
Motion: Motion made by Commissioner Tom to approve PL250320 and seconded by Commissioner 
Richter. 
Ayes:  Vice Chair Schwarz, Commissioners Spears, Forte, Tom, Richter, and Redman 
Nays: None 
Abstain: None 
Absent: Chair Johnson and Commissioner Lloyd 
 
Vote: Motion passes 6-0 
 
 
 
 
 
7) ANNOUNCMENTS AND MISCELLANEOUS 
 
7A)  Commission Member Announcements: None 
  
7B)  City Staff Announcements: None 
 
 
8) ADJOURNMENT: There being no further business the meeting adjourned at 6:36 p.m. 
 
 
 
Prepared by:  Joanna Barry, Administrative Assistant  
Reviewed by: Michelle Dahlke, Principal Planner