011326_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: 
Chair Andrew Johnson 
Jeff Tamulevich, Director, Community Development 
Vice Chair Michelle Schwartz 
Ryan Levesque, Deputy Director, Community Development 
Commissioner Barbara Lloyd 
Michelle Dahlke, Principal Planner 
Commissioner Linda Spears 
Karen Stovall, Senior Planner 
Commissioner Joe Forte 
Robert Mansolillo, Senior Planner 
Commissioner Larry Tom 
Whitney Mayfield, Planner 
Commissioner Stefan Richter 
Alexander Bosworth, Planner 
 
Warren Rivera, Planner 
Absent: 
Joanna Barry, Administrative Assistant 
Alt Commissioner Rhiannon Corbett 
Alt Commissioner Charles Redman 
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 12/9/25 
2B) Development Review Commission – Regular Meeting 12/9/25 
 
Motion: Motion made by Commissioner Spears to approve Study Session minutes and Regular Meeting 
minutes for December 9, 2025 and seconded by Commissioner Richter.  
Ayes: Chair Johnson, Vice Chair Schwartz, Commissioners Lloyd, Spears, Forte, Tom, and Richter 
Nays: None 
Abstain: None 
Absent: None 
 
Vote: Motion passes 7-0 
 
      
The following items were considered for Consent Agenda: 
 
4A) Request a Use Permit to allow a vehicle service station (fuel sales) in the CSS zoning district for KWIK 
CORNER, located at 2188 East Southern Avenue. The applicant is Esencia, LLC. (PL240431) 
 
4B) Request a Use Permit to allow a fitness center in the GID zoning district for PURE BALANCE PILATES, 
located at 8100 South Priest Drive, Suites 104 & 106. The applicant is K&I Architects and Interiors. (PL250362) 
Minutes of the 
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4C) Request a Use Permit to allow wood products manufacturing in the GID zoning district for A1 CABINETRY, 
located at 209 South McClintock Drive. The applicant is Architecture All & Associates. (PL250398) 
 
4F) Request a Use Permit to allow a drive-through restaurant in the GID zoning district for BLACK ROCK CAFE, 
located at 2030 East Elliot Road. The applicant is Kahler Management Company, LLC. (PL250406) 
 
4G) Request a Use Permit to allow two (2) required parking spaces within the front yard setback for ORANGE 
STREET RESIDENCE, located at 2057 East Orange Street. The applicant is JW Builders. (PL250440) 
 
5B) Request a General Plan Projected Land Use and Residential Density Map Amendment from Mixed-Use 
Moderate (up to 45 du/ac) to Mixed-Use Industrial Moderate (up to 45 du/ac) and a Zoning Map Amendment 
from MU-4 to GID on approximately 25 acres for PRIEST & ALAMEDA, located at 2750 South Priest Drive. The 
applicant is Gammage & Burnham, PLC. (PL250332) 
 
Motion: Motion made by Commissioner Richter to approve Consent Agenda and seconded by 
Commissioner Spears.  
Ayes:  
Ayes: Chair Johnson, Vice Chair Schwartz, Commissioners Lloyd, Spears, Forte, Tom, and Richter 
Nays: None 
Abstain: None 
Absent: None 
 
Vote: Motion passes 7-0 
 
The following items were considered for Public Hearing: 
 
4D) Request a Use Permit to allow one (1) required parking space within the front yard setback for HOWE 
STREET PROPERTY, located at 620 West Howe Street. The applicant is Trinity Home Investments LLC. 
(PL250402) 
 
PRESENTATION BY APPLICANT:  
Applicant was present but did not provide a presentation.   
 
PRESENTATION BY STAFF:  
Warren Rivera, Planner, gave a brief overview of the request.  He stated that modifications to the home include an 
addition to the rear as well as a garage space.  Mr. Rivera stated that there is sufficient space to park one vehicle in 
the garage and another on the driveway and that there is also room on the street to park two additional vehicles.  He 
stated that a neighborhood meeting was not required for this request and that staff has not received any public 
comment.  Mr. Rivera stated that there are unique Conditions of Approval requiring that the applicant provide an 
updated site plan and the planting of one tree with one and a half inch calipers to ensure shade over the parking 
area.   
 
PUBLIC COMMENT:  
Tom Dare, Tempe resident, stated that he lives a couple of doors down from the applicant’s address.  He stated that 
the pictures staff provided are not accurate as the applicant has made a lot of modifications to the front.  Mr. Dare 
described those changes and stated they thought it was odd that the applicant would put in this request but have 
already started making modifications to that area.  He stated that he would like staff to show the site plan again and 
explain where the parking is planned to be.

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STAFF RESPONSE:   
Mr. Rivera stated that when the home was first constructed only one parking space was required, however due to 
modifications it now needs to meet the current Tempe standards. He went over the site plan and explained where the 
parking would be located.  
 
Chair Johnson clarified to the members of the public that the request is to park in the driveway, not the yard, and that 
a Use Permit is required because it goes past the front yard setback.   
 
Mr. Rivera stated that the landscaping changes that have been made over time are not subject to a review during the 
Use Permit process as well as traditional building permit review for something like building additions or modifications.  
Chair Johnson stated that they are not talking about anything landscaping related tonight and that no decision they 
make tonight will have an impact on the landscaping of the site.  Mr. Rivera stated that the exception is the required 
planting of the tree.  
 
APPLICANT RESPONSE:  None  
 
COMMENTS AND DISCUSSION FROM THE COMMISSION: None 
 
Motion: Motion made by Commissioner Richter to approve PL250402 and seconded by Commissioner 
Spears.  
Ayes: Chair Johnson, Vice Chair Schwartz, Commissioners Lloyd, Spears, Forte, Tom, and Richter 
Nays: None 
Abstain: None 
Absent: None 
 
Vote: Motion passes 7-0 
 
4E) Request a Use Permit to allow three (3) required parking spaces within the front yard setback for OLVERA 
RESIDENCE, located at 1804 East Alameda Drive. The applicant is Mariana Olvera. (PL250403) 
 
PRESENTATION BY APPLICANT:  
Mariana Olvera, applicant, gave an overview of the request.  She stated that her dad’s work truck was permitted to 
be parked on the side of the house about 20 years ago and they want to add an additional parking space just north of 
that.  Ms. Olvera stated the property was remodeled and it received a violation because it was done without permits.  
She stated that because it has seven bedrooms, they needed to add the parking spot addition and that this is the first 
step in getting it approved and bringing the property into compliance with code requirements.  Ms. Olvera provided 
some images that showed the typical use of driveways around the neighborhood.  She stated that she currently lives 
in this neighborhood, just a few houses away, and stated that many residents rely on their vehicles due to work, 
caregiving, for multi-generational living, and that the need for three parking spaces has become increasingly 
common. 
 
PRESENTATION BY STAFF:  
Robert Mansolillo, Senior Planner, stated that this is a seven-bedroom home and in the past there were some 
building permits to enclose portions of the house.  He stated that the previous garage was enclosed in 1971 to 
become a den and in 1980 the screened in patio in the back of the house was enclosed.  Mr. Mansolillo stated that 
those have since been converted into bedrooms and that two bathrooms were added without building permits.  He 
stated that a complaint was received in 2022, however it was not officially assigned to staff until 2024.  Mr. Mansolillo 
stated that the property has sufficient room to park two vehicles in the driveway, but it will require an expansion of 10 
feet to fit a third.   He stated that those three parking spaces will be within the front yard setback which is the reason 
for the Use Permit request.  Mr. Mansolillo stated that since this is a registered rental the City is putting the 
responsibility of the onsite behavior on the property owner to monitor as best they can and to enforce the parking 
needs of the tenants on site.  He stated that a neighborhood meeting was not required for this request and staff has

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not received any public comments.  Mr. Mansolillo went over the unique Conditions of Approval, a couple of which  
include the applicant planting two shade trees for the parking space and not parking on the crushed rock.  He stated 
that Condition of Approval #7 required that the applicant provide a final site plan within 30 days of Use Permit 
approval and advised that this was provided to staff a few days ago. 
 
Commissioner Spears noted that staff indicated this is registered as a rental property and the applicant had indicated 
it is multi-generational family and asked staff if that plays into this at all.  Mr. Mansolillo stated that the rental 
registration came from the Maricopa County Assessor’s website and that is how the property is listed, but he does 
not have knowledge of who may be renting the property.  
 
PUBLIC COMMENT: NONE 
 
APPLICANT RESPONSE:  
Ms. Olvera stated that it is registered as a rental property and is not a multi-generational home.  She stated that she 
used to live there but after she moved she started renting the house out.  Ms. Olvera stated that when she mentioned 
multi-generational it was for homes in the neighborhood.  She stated that she lives in that neighborhood with her child 
and parents.  
 
COMMENTS AND DISCUSSION FROM THE COMMISSION: None 
 
Motion: Motion made by Commissioner Richter to approve PL250403 with the removal of Condition of 
Approval #7 and seconded by Commissioner Forte.  
Ayes: Chair Johnson, Vice Chair Schwartz, Commissioners Lloyd, Spears, Forte, Tom, and Richter 
Nays: None 
Abstain: None 
Absent: None 
 
Vote: Motion passes 7-0 
 
5A) Request a General Plan Projected Land Use and Residential Density Map Amendment from Mixed-Use 
High (up to 65 du/ac) to Commercial and a Zoning Map Amendment from R-4 TOD to CSS TOD on 0.7 acres for 
MARLATT’S GARAGE, located at 1249 East 8th Street. The applicant is Motley Design Group, LLC. (PL250331) 
 
PRESENTATION BY APPLICANT:  
Derek Deschler, Motley Design Group, stated that this project is an adaptive reuse of an existing historic eligible 
building.  He stated that the garage was built in 1923 and that the site is actually four lots together, with the building 
being on the far east quadrant.  Mr. Deschler stated that the retail use was originally intended to be a convenience 
store but he believes the owners are now entertaining the idea of a pizza restaurant.  He stated that they will have a 
plaza space outside directly to the west for food trucks to sit on, but they are also interested in having the interior 
space as a restaurant.  Mr. Deschler stated that the design intent is to keep the structure as similar as possible to the 
original.  He stated that they recently inspected the façade and interior structure and stated that the trusses are in 
bad shape and will most likely need to be replaced, however care will be taken to try to design them to the same 
shape and size as the original.  Mr. Deschler stated that the façade is intended to have a similar look but will be new 
as well.  He stated that the roof siding will also be replaced as it has several holes.  Mr. Deschler stated that it is their 
hope that the plaza space, landscape enhancements, and upgrades to the overall structure will be welcomed by the 
community. 
 
Commissioner Forte asked if the idea was to cycle the food trucks and not have a pizza food truck if the retail space 
was going to be a pizza place.  Mr. Deschler stated that he believes the intent was to have all different kinds of food 
trucks present with a variety of different foods to supplement what is happening in the interior.

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Chair Johnson asked if there would be any kitchens added to the interior and Mr. Deschler stated that it is likely they 
will add an interior kitchen and believes there would be adequate space for that.  
Vice Chair Schwartz noted that this property is historic eligible and asked the applicant if they have any intent of 
moving forward with the historic components.  Mr. Deschler stated that he is aware it is historic eligible and that the 
State turned it down as qualifying to be a landmark so they are not tapping into the credits that may have been there 
with the City or State. He stated that they are going to preserve as much of the building and its appearance as 
possible but with a more polished feel. 
 
PRESENTATION BY STAFF:  
Robert Mansolillo, Senior Planner, gave an overview and explanation of the request.  He stated that the site has not 
been put on the City or State historic register, which is a separate process.  Mr. Mansolillo stated that if the project 
stays as it is with the food trucks and food truck patio, that once the formal site plan comes in for a Development Plan 
Review (DPR) they will need a Use Permit for those food trucks as it is considered outdoor food retailing.  
 
Commissioner Spears asked how the potential pizza restaurant would impact parking.  Mr. Mansolillo stated that it 
would have to be calculated based on the parking ratio we have for a restaurant.  He stated that currently the way the 
site plan is shown, it is overparked quite a bit.  Mr. Mansolillo stated that if a restaurant were to come in they would 
have to look at the parking ratios and the square footage they would be taking up for the restaurant and calculate it 
that way. 
 
Commissioner Tom asked if historically there was a garage on the site and was advised that there was.  He asked if 
it took up all three of the parcels or just the front parcel.  Mr. Mansolillo stated that it just took up the existing building.  
Commissioner Tom asked if the non-conforming use is just on the front building and was advised that it was.  
Commissioner Tom asked if the current General Plan designation was multi-family.  Mr. Mansolillo stated that the 
current designation is multi-family for the zoning and that the General Plan designation is mixed use high density.   
Commissioner Tom asked if the site plan was submitted with the application.  Mr. Mansolillo stated that this is a 
preliminary site plan and that staff has not received a formal application for the DPR yet.  
 
Mr. Mansolillo stated that two neighborhood meetings were held, with one on October 6th for the zoning change that 
had five attendees asking general questions and another on November 24th for the General Plan Amendment with 
one attendee.  He stated that staff received one letter in support from the Citizens for a Vibrant Apache Corridor 
(CVAC).  Mr. Mansolillo went over the non-standard Conditions of Approval relating to archeologically sensitive areas 
and online cultural sensitivity training.  
 
Chair Johnson asked if alcohol sales would be permitted on site.  Mr. Mansolillo stated that would be an allowed use, 
but they would need a liquor license.  
 
PUBLIC COMMENT: NONE 
 
COMMENTS AND DISCUSSION FROM THE COMMISSION:  
Commissioner Lloyd stated that she is happy to see someone doing something with this site and that her only 
concern was activating the retail portion of the garage so we do not end up with a parcel that is simply a parking lot 
for food trucks.  
 
Motion: Motion made by Commissioner Richter to approve PL250331 and seconded by Commissioner 
Spears.  
Ayes: Chair Johnson, Vice Chair Schwartz, Commissioners Lloyd, Spears, Forte, Tom, and Richter 
Nays: None 
Abstain: None 
Absent: None 
 
Vote: Motion passes 7-0

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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 6:54 p.m. 
 
 
 
Prepared by:   Joanna Barry, Administrative Assistant  
Reviewed by:  Michelle Dahlke, Principal Planner