DRC_STAFF REPORT_BONARDEN 8 HOMES_021026.DOCX

PL250446 – BONARDEN 8 HOMES 
Page 1
February 10, 2026
STAFF REPORT
BONARDEN 8 HOMES (PL250446)
PROJECT DATA:
Project Address
1432 and 1435 South Bonarden Lane
Property Owner
Seventh Farm LLC
Applicant
Ryan Clintworth, Twinpeaks Group
Zoning District 
(current/proposed)
R-4 (Multi-Family Residential General)
Gross / Net Site Area
.59 acres (prior to existing subdivision) / .52 acres
Density
15 du/ac (25 du/ac maximum allowed)
Number of Units and Types
8 three-bedroom
Total Bedrooms
24 bedrooms
Total Building Area
21,056 s.f.
Building Height
38’-9” (40’ maximum allowed)
Lot Coverage
55% combined (60% maximum allowed)
Landscape Area
26% east side, 30% west side (25% minimum required)
Building Setbacks
20’ front, 10’ sides, 10’ rear, 0’ internal min. required
West Lots
18’ front (east), 16’-8” side (north), 29’-6” side (south), 11’-11” 
rear (west)
East Lots
18’ front (west), 13’-9” side (north), 26’-2” side (south), 10’ 
rear (east)
Vehicle Parking
18 spaces (16 in garages, 2 guest in common tracts) (16 min. 
required)
Bicycle Parking
8 spaces (0 min. required)
COMMENTS:
This project is located on the west and east sides of Bonarden Lane, south of Spence Avenue and just 
north of the Union Pacific Railroad tracks. The site is located within the Jen Tilly Neighborhood 
Association and is comprised of two separate lots divided by a dead-end street without a turnaround. 
The properties are currently vacant and are surrounded by both single- and multi-family land uses.
On September 13, 2022, the Development Review Commission approved a Use Permit Standard to 
reduce the front yard setback from 20 feet to 18 feet and a Development Plan Review for eight (8) 
single-family homes for Bonarden Lane 8 Homes. The Bonarden Lane 8 Homes subdivision plat was 
approved and recorded in 2023. Building and engineering plans for the project were ready to be 
issued in 2023 but expired, which lead to the expiration of the Use Permit Standard and Development 
Plan Review applications. The plans submitted with this application are identical to those approved in 
2022.
The applicant is requesting the Development Review Commission take action on:
ZUP250118
Use Permit Standard to reduce the front yard building setback from 20 feet to 18 feet
For further processing, the applicant will need approval of a Major Development Plan Review.
PUBLIC INPUT

Neighborhood meeting not required.

No public input received as of completion of this report.

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February 10, 2026
PROJECT ANALYSIS
USE PERMIT STANDARD
The proposed development requires a Use Permit Standard to reduce the front yard building setback 
from 20 feet to 18 feet for all eight (8) lots where they front Bonarden Lane. Prior to the 2023 
subdivision plat, the east and west half-street widths of Bonarden were only 15 feet. Through the 
subdivision plat, 10 feet of right-of-way was dedicated on each side of the street to create a total right-
of-way width of 50 feet. The proposed reduction in the front yard setback was triggered by the 
dedication of right-of-way, which allows increases in the widths of vehicle travel lanes and sidewalk 
widths that will be built as part of the project. The existing street configuration does not permit safe 
egress for large vehicles, including fire or refuse trucks, and the proposed configuration complies with 
traffic engineering requirements and will benefit all residents on Bonarden with a safe termination and 
turn-around on the street. The ground floors of the units have a setback of 20 feet from building walls 
to front property lines. Portions of the third floors extend out to shade the second floors with 
projections that are just under two feet; these projects are what require the setback reduction. The 
projection also provides more architectural variation and livability within the units.
Section 6-308 E Approval criteria for Use Permit (in italics):
1.
Any significant increase in vehicular or pedestrian traffic. The R-4 zoning would allow a density of 
25 dwelling units per acre (du/ac), but the size and configuration of the lots and character of the 
street are not conducive to the maximum density. The proposed development is 15 du/ac, with 8 
single-family residences, each with a two-car garage and two additional off-street guest parking 
spaces within a common tract. Each unit is a three-bedroom home and meets the required 
parking. Bonarden Lane has existing on-street permit-only parking, which will not be extended to 
the south end of the street; there will be no on-street parking due to the driveway access to each 
unit. The proposed reduction of the front yard setback from 20 feet to 18 feet will not impact the 
driveway depths, which are designed to be deep enough for tandem overflow parking in character 
with traditional single-family residences. There will not be an increase in traffic resulting from the 
two-foot deviation in front yard building setback.
2.
Nuisance arising from the emission of odor, dust, gas, noise, vibration, smoke, heat or glare at a 
level exceeding that of ambient conditions. The site is adjacent to the railroad and will provide a 
secure wall that will act as a noise buffer for the existing homes to the north. The proposed 
reduction in the front yard building setback would not impact the ambient conditions of the area, 
and the allowance of the development may mitigate existing ambient conditions, such as dust from 
the vacant lots and noise and vibration from the trains.
3.
Contribution to the deterioration of the neighborhood or to the downgrading of property values, the 
proposed use is not in conflict with the goals objectives or policies for rehabilitation, redevelopment 
or conservation as set forth in the city’s adopted plans or General Plan. The proposed 
development will bring new housing with ownership opportunities, secure the site from access to 
the railroad, and increase vehicle maneuvering function and pedestrian access on the public 
street. The reduction of two feet from the front yard setback does not contribute to the deterioration 
of the neighborhood but facilitates a development that meets the goals and objectives of the 
redevelopment and housing elements of the General Plan.
4.
Compatibility with existing surrounding structures and uses. With the exception of two buildings on 
the west side of Bonarden, closest to Spence Avenue which appear to be between 14 and 18 feet 
from the back of curb, the majority of houses on Bonarden are 24 to 28 feet from back of curb 
along a street with a non-standard width. The subdivision plat was required to include the 
dedication of right-of-way to make a standard 50-foot-wide street. If the existing residences were

PL250446 – BONARDEN 8 HOMES 
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February 10, 2026
required to make this street dedication, the setbacks for these units as much as 10 feet less than 
their current setbacks.  Newer developments in the immediate area have reduced setbacks. 
Newberry Terrace from 2003 has a 10-foot front yard setback through a Planned Area 
Development. Raintree Condominiums from 2007 has a 16-foot front yard setback. The proposed 
two-foot reduction in front yard setback will maintain a minimum 20-foot drive depth and 18-foot 
front yard setback on the third floor. The design, massing, and building footprints are in character 
with the surrounding area. The proposed single-family use is also compatible with the surrounding 
uses.
5.
Adequate control of disruptive behavior both inside and outside the premises which may create a 
nuisance to the surrounding area or general public. The driveway lengths are adequate to support 
guest vehicle parking on-site without impacting public sidewalks or the street frontage. The 
reduction of two feet from the front yard setback for eight units will not impact behavior on or 
adjacent to the development.  
The manner of conduct and the building for the proposed use will not be detrimental to persons 
residing or working in the vicinity, to adjacent property, to the neighborhood, or to the public welfare in 
general, and that the use will be in full conformity to any conditions, requirement or standards 
prescribed therefore by this code. 
Based on the information provided and the above analysis, staff recommends approval of the 
requested Use Permit Standard. This request meets the required criteria and will conform to the 
conditions.
USE PERMIT STANDARD CONDITIONS OF APPROVAL: 
EACH NUMBERED ITEM IS A CONDITION OF APPROVAL.  THE DECISION-MAKING BODY MAY MODIFY, DELETE OR 
ADD TO THESE CONDITIONS.  
1.
The Use Permit Standard is valid only after a Building Permit has been obtained, the required 
inspections have been completed and a Final Inspection has been passed.
2.
Approval of a Development Plan Review application is required prior to submittal of a Building 
Permit application.
3.
The Use Permit Standard is valid for the plans as submitted within this application. Any additions 
or modifications may be submitted for review during the Development Plan Review process and 
building plan check process.
CODE/ORDINANCE REQUIREMENTS:
THE BULLETED ITEMS REFER TO EXISTING CODE OR ORDINANCES THAT PLANNING STAFF OBSERVES ARE 
PERTINENT TO THIS CASE.  THE BULLET ITEMS ARE INCLUDED TO ALERT THE DESIGN TEAM AND ASSIST IN 
OBTAINING A BUILDING PERMIT AND ARE NOT AN EXHAUSTIVE LIST.
TEMPE CITY CODE: Specific requirements of the Tempe City Code are not listed but apply to any 
application. 
ZONING AND DEVELOPMENT CODE: Specific requirements of the Zoning and Development Code 
(ZDC) are not listed as a condition of approval but apply to any application. To avoid unnecessary 
review time and reduce the potential for multiple plan check submittals, become familiar with the ZDC.
BUILDING & FIRE CODES: Any modifications to the buildings involving mechanical, electrical, 
plumbing or structural tenant improvements that would require a building permit must obtain required 
permits.

PL250446 – BONARDEN 8 HOMES 
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February 10, 2026
ENGINEERING CODES: Any site modifications affecting utilities, retention or engineering code 
requirements must obtain required permits.
LIGHTING: Site security lighting shall comply with requirements of ZDC Part 4 Chapter 8 (Lighting) 
and ZDC Appendix E (Photometric Plan). Avoid conflicts between lights and trees or other site 
features in order to maintain illumination levels for exterior lighting. Make sure that light fixtures do not 
create glare and are full-cutoff fixtures. Any changes to lighting would require a minor Development 
Plan Review.
LANDSCAPE: All landscape shall be maintained per the approved landscape plan for the site. 
Property owners are responsible to replace dead or missing plant material and to maintain all parking 
landscape islands, street front trees and ground covers, and perimeter planting materials. Any 
changes to landscape on site would require a minor Development Plan Review.
USE PERMIT:

The use permit approval shall be void if the use is not commenced or if an application for a 
building permit has not been submitted, whichever is applicable, within twelve (12) months 
after the use permit is granted or within the time stipulated by the decision-making body.

Any intensification or expansion of use shall require a new Use Permit.

All required Federal, State, County, and Municipal permits, licenses, and clearances shall be 
obtained, or the Use Permit is void.
SITE PLAN REVIEW: Verify all comments by all departments on each Preliminary Site Plan Review. If 
questions arise related to specific comments, they should be directed to the appropriate department, 
and any necessary modifications coordinated with all concerned parties, prior to application for 
building permit.  Construction Documents submitted to the Building Safety Division will be reviewed by 
planning staff to ensure consistency with this Design Review approval prior to issuance of building 
permits.
BASIS OF BUILDING HEIGHT: Measure height of buildings from top of curb at a point adjacent to the 
center of the front property line.
HISTORIC PRESERVATION: State and federal laws apply to the discovery of features or artifacts 
during site excavation (typically, the discovery of ancestral (human) remains or associated funerary 
objects). Arizona Revised Statutes § 41-865 stipulates that “any landowner with intention to disturb 
human remains or having unintentionally disturbed human remains shall immediately cease any 
activity in the vicinity of the remains and shall notify the Arizona State Museum Repatriation Office of 
the encounter. Any human remains and funerary objects shall not be further disturbed without 
obtaining written permission from the Repatriation Office.” Additional information about requirements 
related to encountering and disturbing ancestral (human) remains and funerary objects on private land 
can be found on the Arizona State Museum website. While not required, applicants are encouraged to 
enlist the services of a qualified archaeological firm to conduct monitoring during ground-disturbing 
activity on private property that is Archaeologically Sensitive (AS). Contact the Historic Preservation 
Officer with general questions.
ZONING AND DEVELOPMENT CODE:

Specific requirements of the Zoning and Development Code (ZDC) are not listed as a condition 
of approval but will apply to any application.  To avoid unnecessary review time and reduce the 
potential for multiple plan check submittals, become familiar with the ZDC.  Access the ZDC 
through www.tempe.gov/zoning.
LIGHTING:

Plans shall include the nearest adjacent street lights to the development. Streetlights shall conform

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to the City of Tempe Public Works Standard Details and the Engineering Design Criteria Manual 
contained in the Comprehensive Transportation Plan

Design site security lighting in accordance with requirements of ZDC Part 4 Chapter 8 (Lighting) 
and ZDC Appendix E (Photometric Plan).

Indicate the location of all exterior light fixtures on the site, landscape and photometric plans.  
Avoid conflicts between lights and trees or other site features in order to maintain illumination 
levels for exterior lighting.
DUST CONTROL: Any operation capable of generating dust, include, but not limited to, land clearing, 
earth moving, excavating, construction, demolition and other similar operations, that disturbs 0.10 
acres (4,356 square feet) or more shall require a dust control permit from the Maricopa County Air 
Quality Department (MCAQD).  Contact MCAQD at http://www.maricopa.gov/aq/. 
HISTORY & FACTS:
1930-1940s
Historical aerial photos show agricultural uses until development appeared in 
the 1950s with the west lot developing first.  
1950s-2015
The Property record card for the east lot 1435 South Bonarden Lane has 
building permits issued in 1959.  The Property record card for the west lot 1432 
South Bonarden Lane starts with permits in 1972, however structures appear on 
aerials as early as 1949.  Both east and west lot remained developed with a 
primary residence and a series of accessory buildings. In 2015 the structures at 
the north end of the east lot were removed and the lot graded.
2018
The east lot residence was removed and the remainder of the lot graded.
2019
The current owner purchased both lots on the east and west sides of Bonarden 
Lane at the south end terminating at the railroad tracks.
2021
The west lot residence and all accessory structures were removed and the lot 
was graded.
2017
Both properties were acquired by Haken Tempe Development, LLC.
August 28, 2018
Development Review Commission heard a request for TEMPE STUDENT 
HOUSING (PL180175) for two Use Permit Standards for rear yard (east and 
west) setback of 8’ and south side yard setback of 8’ for the two lots.  The 
Commission voted 5 to 2 to approve the Use Permit Standards. After further 
discussion regarding the design, the Commission voted 7 to 0 to continue the 
requested DPR to September 12, 2018.
September 12, 2018 The Development Review Commission reviewed elevation modifications 
presented by the applicant for further input on the design. The Commission 
voted 6 to 0 to continue the requested DPR to October 9, 2018 to allow 
sufficient time to redesign the project to meet Commission expectations.
October 9, 2018
The Development Review Commission approved the requests for TEMPE 
STUDENT HOUSING (PL180175), located at 1432 and 1435 South Bonarden 
Lane. The requests were as follows:

Development Plan Review including site plan, building elevations, and 
landscape plan

Use Permit Standard to reduce the rear yard setback from 10’ to 8’ on both

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lots

Use Permit Standard to reduce the south side yard setback from 10’ to 8’ on 
both lots.
2019-2020
Both properties were acquired by Seventh Farm, LLC. A proposed new design 
concept was submitted for the sites.
September 13, 2022 Development Review Commission approved the Use Permit Standard to reduce 
the front yard setback from 20’ to 18’ and a Development Plan Review for a 
new, three-story single-family residential development consisting of eight (8) 
units on .52 net acres for BONDARDEN 8 HOMES (PL210111), located at 1432 
and 1435 South Bonarden Lane.  
ZONING AND DEVELOPMENT CODE REFERENCE:
Section 4-202, Development Standards for Residential Districts
Section 6-308, Use Permit