DRC_STAFF REPORT_WILSON ROW_032426.DOCX

PL260020 – WILSON ROW
Page 1
March 24, 2026
STAFF REPORT
WILSON ROW (PL260020)
PROJECT DATA: 
Project Address
351 South Wilson Street 
Property Owner(s) Current / 
Future
Tempe Seven LLC 
Applicant
Kristen Luciano, Synectic Design Incorporated
Zoning District 
(current/proposed)
R-3, Multi-Family Residential Limited
Gross / Net Site Area
.33 acres / .33 acres 
Density
6 du/ac (20 du/ac maximum allowed)
Number of Units and Types 
6 Three-story Townhomes
Total Bedrooms
18 bedrooms 
Total Building Area
14,217 s.f.
Building Height(s) 
30’ (30’ maximum allowed)
Lot Coverage
28% (50% maximum)
Building Setbacks
20’5’’ front, 10’ north side, 10’ south side, 12’2’’ rear (20, 10, 10’, 
15’ min.)
Vehicle Parking
17 spaces (12 in garages, 4 guest, and one ADA space) (12 min 
required) 
COMMENTS:
This site is located on the east side of Wilson Street, north of 5th Street, and is located in the R-3, 
Multi-Family Residential Limited zoning district and the Downtown Tempe / Rio Salado /ASU/ NW 
Neighborhoods Character Area. Multi-Family residential uses exist adjacent to the site in all directions. 
The site currently consists of an existing unoccupied single-family dwelling and two detached 
accessory structures. The home was originally constructed in 1956 and was last occupied in 2024 
according to Maricopa County Assessor records. The property was purchased by the current owners 
in 2024.
The current proposal is to demolish the existing structures on site and develop three buildings, each 
with two individual units. There will be six three-story town homes, each with an attached two-car 
garage and a private rear yard enclosed by fencing. Each residence will offer approximately 1,690 
square feet of living space. The site includes five guest parking stalls, a pedestrian path between 
building one and building two, and shared common yard space. 
A 15-foot rear setback is required in the R-3, zoning district. The proposed rear building wall is 
approximately 12 feet from the rear (east) property line, which encroaches in the rear setback. The 
Zoning and Development Code allows a 20% reduction of the rear setback subject to a Use Permit, 
which would allow a 12-foot rear setback if approved. 
Existing uses on the site include: a single-family residence and two detached accessory dwelling units.
The applicant is requesting the Development Review Commission take action on:
ZUP260009
Use Permit Standard to allow a rear setback reduction from 15 feet to 12 feet.

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March 24, 2026
For further processing, the applicant will need approval of a Subdivision Plat to create individual lots 
and a Minor Development Plan Review.
The applicant has submitted landscape, building elevations, floorplans, and building sections that are 
undergoing review and provided in the exhibits for reference only. 
SITE PLAN REVIEW
The applicant underwent two preliminary site plan reviews before submitting the Use Permit Standard 
application. During the review, staff made recommendations for a pedestrian walkway from the rear 
private patio spaces to the front of the units by separating building one and building two, to provide a 
mode of egress. Staff recommended extending the rear patio walls to the north property lines and east 
property walls (for the east corner units) to create more private backyard space for each unit. The site 
was reconfigured to add the pedestrian path and provide additional back patio spaces, thus 
encroaching in the rear setback and triggering the request for a Use Permit Standard.
PUBLIC INPUT

Neighborhood meeting not required

To date, no public comments were received. 
USE PERMIT STANDARD
The proposed use requires a Use Permit standard to reduce the rear (east) setback from 15 feet to 12 
feet in the R-3, Multi-Family Residential Limited zoning district. 
Section 6-308 E Approval criteria for Use Permit (in italics): 
1.
Any significant increase in vehicular or pedestrian traffic. The R-3 zoning on the property would 
allow a density of up to 20 dwelling units per acre, but the size and configuration of the site do not 
allow it to be developed to the maximum permitted density (the proposal results in 6 dwelling units 
per acre). The proposed reduction of the rear (east) yard setback from 15 feet to 12 feet will not 
impact the driveway depth, allowing parking to be maintained on site. Portions of Wilson Street 
have parking restrictions; however, the required parking spaces provided on-site will accommodate 
the required resident and guest parking. Additional parking can be accommodated on Wilson 
Street in locations along the street where there are no parking restrictions. 
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 will provide secure walls that can act as a 
noise buffer for the existing homes. The proposed reduction in the rear yard building setback 
should not impact the ambient conditions of the area.
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 to the area. The proposed 
reduction of the rear yard setback does not contribute to the deterioration of the neighborhood and 
will facilitate 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; the use is compatible with the 
surrounding neighborhood as the existing adjacent uses are multi-family. The proposed three-foot 
reduction in the rear yard setback will maintain a minimum 20-foot drive width and 20-foot front 
yard setback. The materials 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

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March 24, 2026
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 three feet from the rear 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, requirements or standards 
prescribed therefore by the Zoning and Development 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 CONDITIONS OF APPROVAL: (Non-standard conditions are identified in bold) 
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. As part of the 
Building Permit process, on-site storm water retention may be required to be verified or 
accomplished on this Site. 
2.
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 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 conditions 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.
ENGINEERING CODES: Any site modifications affecting utilities, retention or engineering code 
requirements must obtain required permits.
USE PERMIT STANDARD:

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.

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
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.
PARKING SPACES:

Verify conformance of accessible vehicle parking to the Americans with Disabilities Act and the 
Code of Federal Regulations Implementing the Act.  Refer to Building Safety ADA Accessible 
Parking Spaces Marking/Signage on Private Development details.

At parking areas, provide demarcated accessible aisle for disabled parking.  
LIGHTING:

Plans shall include the nearest adjacent street lights to the development. Streetlights shall conform 
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.
SIGNS: Separate plan review process is required for signs in accordance with requirements of ZDC 
Part 4 Chapter 9 (Signs).   Refer to www.tempe.gov/signs.
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:
November 25, 1894
The property was annexed into the City of Tempe.
January 13, 1959
The Building Safety Division issued a building permit to construct a dwelling 
located at 351 South Wilson Street.
March 24, 2026 
The Development Review Commission is scheduled to hear a request for a Use 
Permit Standard to reduce the rear building setback from 15 feet to 12 feet.
ZONING AND DEVELOPMENT CODE REFERENCE: 
Section 3-102, Permitted Uses in Residential Districts
Section 4-201(A), Use Permit Standard

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Section 4-202, Development Standards for Residential Districts
Section 6-308, Use Permit
Section 6-311, Shared Parking
Section 6-313, Security Plan