DRC_EXHIBITS_LUXHOLDINGS_032426.PDF
City of Tempe — Development Review Commission Regular Meeting (2026-03-24)
Extracted text (via pymupdf)
30050 characters
EXHIBITS
for
LUX HOLDINGS MDPP
(PL250166)
1-9.
Site Context (Zoning Map, Aerial Map, Aerial with Site Plan Overlay, and
Site Photos)
10-16.
Applicant’s Letter of Explanation
17.
Site Design (Site Plan & Landscape Plan – REFERENCE ONLY)
18-20.
Neighborhood Meeting Summary
21-23.
Supplemental Information
- Parking Analysis - Executive Summary
- Waiver of Rights and Remedies
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Enterprise GIS and Data Analytics Group; City of Tempe
, Vantor
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Planned Commercial Center Neighborhood (PCC-1)
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! ! ! ! ! ! Planned Commercial Center General (PCC-2)
Residential/Office (RO)
Single-Family Residential (R1-6)
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! ! ! ! ! ! Multi-Family Residential Limited (R-3)
Multi-Family Residential General (R-4) .
3910 S Rural Road
PL250116
EXHIBIT 1
SITE
R/O
Enterprise GIS and Data Analytics Group; City of Tempe
, Vantor
²
Aerial Map
Lux Holdings MDPP
PL250166
EXHIBIT 2
SITE
CP.1
CONTEXT PLAN
CONTEXT PLAN
JOB NUMBER:
ISSUE DATE:
CHECKED:
DRAWN:
TITLE:
SCALE:
4425 East Agave Road, Suite #1
Phoenix, Arizona 8504
Tel: 480.659.674
www.taylorfracasse.co
Taylor:Fracasse Architecture, INC.c 2025, all rights reser
Architecture, INC. it may be used only for the original purpose inten
without the express written permission of Taylor:Fraca
not be reproduced, altered, or copied in whole or p
this drawing is a legal instrument of design services and shall re
the sole property of Taylor:Fracasse Architecture, INC. and
BF
BF
25-020
04.22.25
AS NOTED
ISSUED FOR REVIEW
3 9 1 0 S . R U R A L R O A D
T E M P E , A Z 8 5 2 8 2
L U X H O L D I N G S , L L C
Expires 12-31-27
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1
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S. RURAL ROAD
E. HERMOSA DRIVE
EXHIBIT 3
Page | 1
Taylor: Fracasse Architecture, Inc.
4425 E. Agave Rd., Suite #120, Phoenix, AZ 85044
Tel: (480) 659–6745
April 22, 2025
Re-Zone
R/O TO CSS
LUX HOLDINGS, LLC
3910 S. RURAL ROAD, TEMPE AZ 85282
“ Context Photos”
Photo #1
EXHIBIT 4
Page | 2
Photo #2
Photo #3
EXHIBIT 5
Page | 3
Photo #4
Photo #5
EXHIBIT 6
Page | 4
Photo #6
Photo #7
Photo #8
EXHIBIT 7
Page | 5
Photo #9
Photo #10
Photo #11
EXHIBIT 8
Page | 6
Photo #12
EXHIBIT 9
LETTER OF EXPLANATION - UPDATED Feb 1, 2026
PROJECT NAME: LUX HOLDING, LLC - REZONING
PROJECT ADDRESS: 3910 SOUTH RURAL RD., TEMPE, ARIZONA 85282
PROPERTY OWNER: BRYANT APLASS 480-703-5914
GENERAL CROSS STREETS: RURAL ROAD & I-60 // RURAL ROAD & HERMOSA
DRIVE
CASE NUMBER: PL250166
ATTN:
City of Tempe – Planning Division
Community Development Department
31 East 5th Street
Tempe, AZ 85281
Request for Zoning Map Amendment and Increased Occupancy
Dear Members of the Planning Commission and Community Development Staff,
I am writing to formally submit this request for a zoning map amendment for the property
located at 3910 S Rural Road, Tempe, Arizona 85282, currently zoned as Residential Office
(R/O). The site has an existing multi-tenant office building that is used for seminars and group
training. The applicant desires to utilize a portion of the building and its internal courtyard
for small events in the evenings and weekends, outside of normal office hours. Accordingly,
this application requests to rezone a portion of the existing building (north side) and the
internal courtyard area from R/O to CSS.
The rezone area would apply only to a portion of the existing building (north side) and the
internal courtyard. This proposal allows the building to have greater utilization without
dramatically changing the site layout or the overall surrounding area. In so doing, the
applicant aims to utilize the building for small assembly and community-oriented gatherings
— an evolution that is both appropriate for the area and strongly aligned with Tempe’s long-
range planning goals for sustainable, flexible land use while contributing to the vitality and
function of the area. This rezoning will revitalize an underutilized property while supporting
EXHIBIT 10
local economic growth and providing services that benefit nearby residents. In summary, we
believe this rezoning represents a responsible and strategic land use decision that supports
both city objectives and neighborhood harmony.
Proposed Use
This rezoning request is intended to support a low-impact, neighborhood-compatible use
that aligns with the evolving needs of the community while preserving the character and
quality of the surrounding area.
We have taken careful consideration to ensure that the proposed commercial use will not
adversely impact traffic, noise, or public infrastructure.
• The assembly space will be used in the evenings and weekends to not conflict with
typical office hours. Expected hours of operation would end at 9 pm on weekdays,
and 10 pm on weekends.
• An onsite parking attendant will be present during events to help navigate valet
parking, direct parking, and prevent off-site parking impacts.
• Activities are limited to inside the north half building and internal courtyard.
• Onsite staff will be available during events to respond to any potential externality
• A community response action plan will be implemented and shared with adjacent
property owners for direct communication and mitigation as needed.
2. The Proposed Zoning Map Amendment is in the Public Interest
The proposed amendment is designed to enrich the public interest by creating a central,
inclusive gathering space in South Tempe. This location would host community events,
fundraisers, educational seminars, and professional workshops focused on empowering
youth, entrepreneurs, and underserved populations. It is more than a building — it is an
opportunity to give the community a place to connect, learn, and grow.
Located at the intersection of S Rural Rd and E Alameda Dr, the property offers ease of
access via arterial streets, and strong transit connectivity — all key elements in supporting a
successful
assembly
space.
This
transition
also
aligns
with
Tempe’s
long-
standing commitment to fostering civic participation, youth empowerment, and
neighborhood cohesion.
3. General Plan Conformance
This proposal is consistent with the Tempe Current General Plan 2050, specifically within the
EXHIBIT 11
Urban Core and Mixed-Use Growth Areas framework. While currently zoned for office, the
property’s location within a mixed-use commercial corridor supports reclassification
for flexible community-serving purposes. It directly supports land use goals of:
Community Building – encouraging the adaptive reuse of commercial properties for inclusive
civic purposes.
Youth Success – by creating a physical space where youth can participate in training,
mentorship, and career- building events.
Economic Vitality - by providing a venue for business networking, financial literacy, and skills
development programs.
The project furthers the city’s commitment to equity, education, and sustainable
development, serving as a small-scale anchor for social capital building.
3. Compatibility with Surrounding Land Use and Development Standards
The site is surrounded by a complementary mix of commercial services, retail centers, and
medium-density residential neighborhoods. Nearby establishments include fitness centers,
restaurants, and professional services — all of which attract foot traffic and encourage
community engagement.
The proposed use as a small-scale community assembly space is low-impact and highly
compatible with surrounding zoning. It will not disrupt the existing commercial character,
but rather enhance it by encouraging daytime and evening visitation that supports
surrounding businesses and activates the area.
4. Infrastructure, Utilities, and Transportation Impacts
The site is already adequately served by existing water, sewer, and utility systems, and no
additional infrastructure development is required to support the proposed increase in
occupancy. The location is accessible by Valley Metro bus routes, and there is existing on-
site parking to accommodate larger gatherings with minimal impact on traffic circulation.
The use is expected to generate minimal additional vehicle trips, particularly as many events
will occur during non-peak hours. Accessibility via S Rural Rd and proximity to the US-60
freeway ensures the site is well-positioned to serve the broader Tempe community.
EXHIBIT 12
Below is an explanation of how this request aligns with the General Plan 2050
Elements and the Alameda Character Area goals:
A. Land Use and Development
The requested rezoning supports Tempe’s goal of flexible and context-sensitive land use.
While the existing RO zoning allows for limited professional services, it does not support
low-impact assembly or event uses. The limited area of CSS designation enables a
broader range of community-serving uses without introducing intense commercial activity.
More important, the small defined building footprint, rather than the whole parcel, ensure
that the site cannot be used for anything other than this specific use. Thus, the site plan,
parking lot, and all exterior features remain the same, ensuring continued compatibility.
The proposed use would allow for a multi-use facility including an event space for
educational and professional gatherings operated on an appointment-only or scheduled-
event basis, creating minimal disruption to surrounding uses while fostering community
connection and professional development.
B. Economic Development
The proposed rezone would change the site designation from R/O to CSS and would
support economic development by offering additional building utilization during off-peak
hours. This also provides a space for workforce education, professional certification
events, and networking opportunities in various trades. This fosters career advancement,
skill development, and collaboration—all of which contribute to a strong and dynamic local
economy. It also supports local vendors, caterers, and instructors who may provide
services to the event space on a contract basis.
C. Circulation
The location along Rural Road provides excellent access via arterial roadways and public
transit, with sufficient on-site parking for the scale and frequency of events planned. Most
events will be scheduled during off-peak hours, ensuring minimal impact on traffic flow
and neighborhood circulation. The site’s accessibility supports Tempe’s goal of providing
multimodal and equitable access to professional and community resources.
D. Conservation
EXHIBIT 13
The proposal involves repurposing an existing structure for modern use, thereby reducing
the environmental impact associated with new construction. Modifications to the suite will
include energy-efficient lighting, HVAC upgrades, and minimal tenant improvements in
keeping with sustainability principles outlined in the General Plan.
E. Open Space, Recreation, and Cultural Amenities
While the proposed use does not involve open space development, the event center will
support the community by providing a cultural and educational amenity where residents
and professionals can gather for shared learning, collaboration, and civic engagement.
This promotes community identity and lifelong learning—key aspects of a vibrant,
engaged city.
F. Public Facilities and Services
The event space use will not place a significant burden on existing public services. The
site is already served by existing infrastructure, including water, sewer, and emergency
services. Events will be scheduled and regulated in a way that avoids overstressing any
city services.
Alameda Character Area (Character Area 5)
This proposal aligns closely with the Alameda Character Area Plan by:
• Fostering reinvestment in an underutilized office property with a use that is
compatible with nearby residential areas.
• Encouraging community connectivity and collaboration through planned events,
workshops, and educational functions that serve both professionals and local
residents.
• Providing a transitional, low-impact use that respects the character of adjacent
properties while activating a high-visibility corridor.
• Respecting and maintaining the site layout and design as originally built.
The event center will also enhance the identity of the Alameda area as a hub for
professional development and neighborhood cohesion, without introducing commercial
intensity out of scale with the character of the area.
EXHIBIT 14
Conclusion
Rezoning the only a small portion of the building to CSS will enable a thoughtful and
community-oriented use that aligns with the City of Tempe’s long-range planning goals.
This flexible, educational-focused venue will serve the neighborhood, local professionals,
and tradespeople, while maintaining compatibility with surrounding land uses and the
intent of the Alameda Character Area.
Thank you for your thoughtful review and consideration of this request.
Respectfully,
Bryant Aplass
Lux Holding / Owner
480-703-5914
APLASS75@GMAIL.COM
EXHIBIT 15
1
Existing Zoning Map
Proposed Zoning Map
CSS
EXHIBIT 16
SP-1
SITE PLAN,
NOTES
SITE PLAN
S. RURAL ROAD
JOB NUMBER:
ISSUE DATE:
CHECKED:
DRAWN:
TITLE:
SCALE:
4425 East Agave Road, Suite #1
Phoenix, Arizona 8504
Tel: 480.659.674
www.taylorfracasse.co
Taylor:Fracasse Architecture, INC.c 2025, all rights reser
Architecture, INC. it may be used only for the original purpose inten
without the express written permission of Taylor:Fraca
not be reproduced, altered, or copied in whole or p
this drawing is a legal instrument of design services and shall re
the sole property of Taylor:Fracasse Architecture, INC. and
BF
BF
25-020
07.21.25
AS NOTED
ISSUED FOR REVIEW
3 9 1 0 S . R U R A L R O A D
T E M P E , A Z 8 5 2 8 2
L U X H O L D I N G S , L L C
Expires 12-31-27
0
7
.
2
1
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2
5
SCALE N.T.S.
SITE
E. HERMOSA DRIVE
SUITE 101
SUITE 102
SUITE 103
SUITE 104
SUITE 106
SUITE 105
COURTYARD
ENLARGED PLAN AT COURTYARD
SUITE 102
SUITE 101
SUITE 103
SUITE 104
SUITE 105
SUITE 106
SHRUB PLANTING DETAIL
1
EXHIBIT 17
PUBLIC INVOLVEMENT PLAN
FINAL REPORT
PROJECT NAME: LUX HOLDING, LLC - REZONING
PROJECT ADDRESS: 3910 SOUTH RURAL RD., TEMPE, ARIZONA 85282
GENERAL CROSS STREETS: RURAL ROAD & I-60 // RURAL RD. & HERMOSA DR.
CASE NUMBER: PL250166
EXHIBIT 18
PUBLIC INVOLVEMENT – NEIGHBORHOOD MEETING
DATE: JULY 24, 2025
LOCATION: 3910 SOUTH RURAL ROAD #102, TEMPE, ARIZONA 85282
FORMAT: PRESENTATION WITH Q & A (OPEN FORMAT MEETING)
MAP: ATTACHED BELOW
REGISTERED NEIGHBORHOODS & HOMEOWNER’S ASSOCIATIONS NOTIFIED:
SUPERSTITION HOMEOWNERS ASSOCIATION
TOTAL NUMBER OF ATTENDEES: 11
LIST OF ATTENDEES:
City Official
Lucas Jensen – City of Tempe Planner
Property Owner
Bryant Aplass – Property / Building Owner
Adam Hobeiche – Commercial Real Estate Analyst
Residents:
Name
Phone Number
Address
Kim Naig
Stephen Hartley
Lindsay Stevenson
Robert Holmes
Alex Holmes
Linda & Donald Wade
EXHIBIT 19
QUESTIONS ASKED BY RESIDENTS
Why is the rezoning necessary?
o Currently land use is not permitted in R/O zoning.
What will happen to the property after the next 2.5 years?
o Stated that the property will likely be sold.
If rezoned, does this open up the property to all Commercial uses?
o Yes, CSS land uses in the Zoning and Development code are applicable.
What is the recourse for residents who are unhappy with any potential future decision?
o City Council decision may be appealed.
One resident asked for an example of the contact used to rent the space for events.
o Will be provided.
How is liquor licensing handled?
Residents shared concerns for potential for nuisance from permitted commercial land uses.
EXHIBIT 20
Outlook
Lux holdings 3910 S Rural Rd hearing 11/18/2025 case number PL250166
From Tim Rovnak <
>
Date Mon 11/17/2025 2:40 PM
To
Chris_Jasper@tempe.gov <Chris_Jasper@tempe.gov>
Hi Chris, I’m a 20+ yr Tempe home owner -
. On the section of Hermosa Dr that has
homes, Joyce park, and the office complex of 3910 S Rural Rd. I checked out the agenda online for the
DRC hearing for the Lux rezoning request scheduled for 11/18/2025. It appears that Lux removed their
request for this rezoning hearing. I’m not sure what that means. On Saturday November 15th there
was a loud outdoor event that was being hosted in that office complex. From 5:30pm to 10:30pm
there was continuous loud outdoor amplified music. Sub woofers were being used and there was a
consistent pounding noise that filled our home. If this hearing permits community member input,
obviously my family does not want any type of zoning change that would allow this. We sat back and
observed out of curiosity, and considered calling the police but did not. But if they host another event
like that we definitely will be calling the police. Any more information or feedback would be
appreciated. Thanks, Tim Rovnak
3/9/26, 1:14 PM
Lux holdings 3910 S Rural Rd hearing 11/18/2025 case number PL250166 - Jasper, Chris - Outlook
about:blank?windowId=SecondaryReadingPane1
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EXHIBIT 21
Page | 1
Executive Summary
This report provides a thorough analysis of the current and projected parking needs for the LUX Holdings
property located at 3910 S Rural Rd in Tempe, Arizona. The assessment incorporates detailed site
evaluations, input from property managers and tenants, and direct on-site observations to establish a
baseline for understanding parking utilization. Using a combination of modeling approaches, including the
Tempe Zoning Code (ZDC) Shared Model, Institute of Transportation Engineers (ITE) Parking Generation
Manual, Urban Land Institute (ULI) Shared Parking Model, and observed event patterns, the report evaluates
both regular daily operations and special event scenarios to estimate the existing and future parking demand.
Key findings indicate that the property currently oƯers 71 oƯ-street parking spaces (68 regular and 3
accessible), with an additional 15 on-street spaces along East Hermosa Drive. The site is well-served by
public transit, with a Valley Metro bus stop adjacent to the east building entrance, although transit usage by
tenants and visitors appears limited based on current observations. Ridesharing is utilized by some
employees, contributing marginally to reduced parking demand.
Analysis of tenant operations and observed parking demand reveals that while peak usage aligns closely with
standard oƯice operating hours used by all three models, the observed demand is much less than that
indicated by the models. Future demand projections account for proposed changes in occupancy,
specifically the use of suite 102 and the Courtyard as event space, which greatly increases parking
requirements as the Tempe ZDC and ULI standard models assume conference usage overlaps with standard
business hours. The standard modeling approaches indicate that the existing parking supply meets baseline
oƯice needs but could approach or exceed capacity during events, especially if assembly spaces are used
concurrently with regular oƯice operations.
The report finds that while the current parking supply is adequate for normal proposed day-to-day operations,
event and assembly uses could strain available parking resources, as estimated by the standard, unadjusted
shared parking models. With reasonable, calibrated adjustments to the standard models, the parking supply
meets the peak hour parking demand. And with conservative occupancy assumptions, the onsite parking
supply meets the 100% peak parking demand scenario, and with on-street parking, the 115% peak demand
scenario is met. Because the parking demand can be met with the use of adjacent on-street parking, it is
recommended that LUX Holdings consider strategies to coordinate traƯic operations and event-related
parking demand, such as planning event schedules to avoid overlapping with peak oƯice hours, limiting the
size of events, and encouraging the use of ridesharing or transit. With these recommendations, it can be
conservatively concluded that the proposed zoning changes will not have a negative adverse eƯect to site
parking.
Introduction
This report documents the parking demand analysis for the LUX Holdings property in Tempe, Arizona (see
vicinity map in Figure 1). The assessment draws upon site plans, property manager and tenant input, and
onsite observations to establish a baseline understanding of current parking utilization. The analysis
incorporates multiple modeling approaches to estimate both existing and future parking needs, with
particular attention to proposed assembly/conference uses and heavily incorporating observed event
EXHIBIT 22
City of Tempe
Community Development Department
31 E. 5th Street
Tempe, AZ. 85281
WAIVER OF RIGHTS AND REMEDIES
UNDER A.R.S. §12-1134
This Waiver of Rights and Remedies under A.R.S. § 12-1134 (Waiver) is made in
favor of the City of Tempe (City) by:
LUX HOLDINGS LLC.
Owner acknowledges that A.R.S. § 12-1134 provides that in some cases a city
must pay just compensation to a land owner if the city approves a land use law
that reduces the fair market value of the owner’s property (Private Property
Rights Protection Act).
Owner further acknowledges that the Private Property Rights Protection Act
authorizes a private property owner to enter an agreement waiving any claim for
diminution in value of the property in connection with any action requested by the
property owner.
Owner has submitted Application for LUX HOLDINGS MDPP, to the City
requesting that the City approve the following:
_____ GENERAL PLAN AMENDMENT
__X__ ZONING MAP AMENDMENT
_____ PAD OVERLAY
_____ HISTORIC PRESERVATION DESIGNATION/OVERLAY
_____ USE PERMIT
_____ VARIANCE
_____ DEVELOPMENT PLAN REVIEW
_____ SUBDIVISION PLAT/CONDOMINIUM PLAT
_____ OTHER _______________________________
(Identify Action Requested)
for development of the following real property (Property):
Property Address: 3910 South Rural Road
Assessor Parcel Number: 133-41-643
EXHIBIT 23
2
By signing below, Owner voluntarily waives any right to claim compensation for
diminution in Property value under A.R.S. §12-1134 that may now or in the future
exist as a result of the City’s approval of the above-referenced Application,
including any conditions, stipulations and/or modifications imposed as a condition
of approval.
This Waiver shall run with the land and shall be binding upon all present and
future owners having any interest in the Property.
This Waiver shall be recorded with the Maricopa County Recorder’s Office.
Owner warrants and represents that Owner is the fee title owner of the Property,
and that no other person has an ownership interest in the Property.
Dated this _____ day of _______________, 20___.
OWNER: _____________________________________________
By Its Duly
Authorized Signatory: ___________________________________
(Printed Name)
______________________________________
(Signed Name)
Its: ___________________________________
(Title, if applicable)
State of ____________ )
) ss.
County of ____________ )
This instrument was acknowledged before me this ______ day of ___________,
20___ by _________________________________.
Notary Public
My Commission Expires:
_________________________________
(Signature of Notary)
For City of Tempe Community Development Department Use Only
PL Tracking Number: ________________
EXHIBIT 24