DRC_EXHIBITS _NORTHBEND II_041426.PDF

City of Tempe — Development Review Commission Regular Meeting (2026-04-14)

Extracted text (via pymupdf) 14445 characters

EXHIBITS
for
NORTHBEND II
(PL250244)

1-12.
Site Context (Zoning Map, Aerial Map, Aerial with Site Plan Overlay, and
Site Photos)
13-17.
Applicant’s Letter of Explanation
18-21.
Planned Area Development Overlay (Existing and Proposed)
22-25.
Conceptual Site Design (Site Plan and Landscape Plan)
26-27.
Conceptual Building Design (Blackline/Color Elevations and Renderings)
28.
Neighborhood Meeting Summary
29-30.
Supplemental Information

- Waiver of Rights and Remedies

NORTHBEND II
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11. Tempe
Enterprise GIS and Data nalytics Group; City of Tempe
, Vantor
1111 General Industrial District (GID)
Mixed Use High (MU-4)
Agricultural (AG)
1111 Multi-Family Residential (R-2)
1111 Commercial Shopping and Services (CSS) ::::: Multi-Family Residential Limited (R-3)
EXHIBIT 1
SITE
MU-4

NORTHBEND II
Gl'.Jata AnalytiGs Grou ; City of Tempe
, VantGr
Aerial Map
EXHIBIT 2
PL250244

EXHIBIT 3

Northbend Phase II
Applicant:
MILHAUS

550 E Washington Street

Indianapolis, IN 46204

BANYAN

Max Friedman

Cameron Nikroo

228 Main Street Suite 10

Venice, CA 90291
Site:

1255 E. Curry Road

Tempe, AZ 85281
Architect:
ORB Architecture, LLC

Rich Barber

2944 N. 44th Place

Suite 101

Phoenix, AZ 85018
Northbend Phase II -
Northbend Phase II - Site /Context Photographs
Site /Context Photographs
ORB Architecture
ORB Architecture
July 16, 2025
July 16, 2025
Cover Sheet
Cover Sheet
EXHIBIT 4

North
South
East
West
Northbend Phase II -
Northbend Phase II - Site /Context Photographs
Site /Context Photographs
ORB Architecture
ORB Architecture
July 16, 2025
July 16, 2025
Position 1
Position 1
EXHIBIT 5

NORTHBEND II
1206 E. Gilbert Drive

PROJECT NARRATIVE (PL250244)

MAJOR PLANNED AREA DEVELOPMENT AMENDMENT FOR
PHASE II

DATE REVISED: FEBRUARY 16, 2026

P.O. Box 1833, Tempe, Arizona 85280-1833  (480) 921-2800  charles@huellmantel.com
&
H UELLMANTEL
A FFILIATES
EXHIBIT 13

2
SUMMARY

Banyan Residential constructed the Northbend residential development on the southwest corner of
Miller and Curry in the area formally part of a Maricopa County Island. The development consists of two
phases – Phase I is already complete, and we are now requesting a Minor Development Plan Review and
a Major PAD Amendment for Phase II.

Northbend II is proposed to consist of one building and the corresponding parking and landscape. The
development as a whole (Phase I and Phase II) is proposed to be less intense than what was previously
approved by Tempe City Council in 2021.

The approval of this request will reduce the overall density and lower the overall number of units on the
site (resulting in fewer vehicular parking spaces required and provided). Our Major PAD Amendment
requests are to reduce the approved height of Building 4 from 62’-4” (5 stories) to 51’-0” feet (4 stories),
increase the maximum building lot coverage from 28% to 30% and to decrease the minimum landscape
area from 43% to 36%.

The site plan, building elevations and landscape plan will also be slightly different than what was
previously approved by City Council, thus we are requesting an Administrative Modification of the
approved DPR.
EXHIBIT 14

3
PAPAGO/NORTH TEMPE CHARACTER AREA PLAN

This site is located within the Papago/North Tempe Character Area and is within the Scottsdale Road
Business Corridor & Neighborhoods sub-area.

As the entryway into the City of Tempe, Arizona State University and Tempe Town Lake, this project
fulfills one of main goals of this sub-type, which is to add multi-family residential development in
appropriate locations.

1.3: Scottsdale Road Business Corridor & Neighborhoods
e. Support transit nearby commercial facilities and promote appropriate multi-family developments in
suitable locations.
This development furthers this goal by adding a new multi-family project in a suitable location. This site
is located near Tempe Town Lake, Papago Park, Hayden Butte and other amenities that Tempe has to
offer. This project will provide an additional multi-family development in an area where there are
currently limited multi-family housing options. The land is an ideal location for multi-family housing
serve a variety of future Tempe residents including students and employees of the commercial and
office uses along nearby Rural and Scottsdale Roads as well as those who seek housing near the many
public amenities this part of Tempe offers.

h. Implement “Complete Street” concepts where feasible as stated in the Tempe Transportation Master
Plan (2015) that promotes safety for those using all modes of travel including pedestrians, bicyclists and
those using scooters. For example, a complete street concept can be considered for Miller Road,
Scottsdale Road, Curry Road, College Avenue and McKellips Road. Complete streets are designed to be
safe, comfortable and accessible to all who use them.
This proposal is for Phase II of the Banyan Northbend (Northbend II) project. However, as part of Phase
I, Banyan redeveloped the sidewalks from Gilbert Drive to Curry Road to facilitate ease of circulation in
this area near the north side of the Lake. Additionally, Banyan realigned Gilbert Drive.
EXHIBIT 15

4. Neighborhood Standards for Walkability
f. The landscaping around the buildings should promote visibility and surveillance of the surrounding
areas to ensure the safety of the users.
The site landscaping has been designed to allow for natural surveillance through landscape and CPTED
principles. Balconies are recessed into the building, which will provide shade and a comfortable relaxing
private retreat for residents.

6. Landscape and Vegetative Shade
h. Support multi-colored plants as well as flowering trees, shrubs, and ground covers which flower
throughout different times of the year to foster a healthy urban forest and habitat.
This project proposes a mix of multi-colored plants such as Red Bird of Paradise, Green Hopseed Bush,
Blue Bells, Mexican Honeysuckle and others that are listed on the landscape plan.

7. Mobility & Connectivity
a. Coordinate local and regional land use and transportation decisions to create a balanced, multi-modal
transportation system to reduce reliance on the automobile, reduce vehicle trips, mitigate neighborhood
cut-through, and create more options to achieve Tempe’s vision as a “20-minute City”
We believe that the landscape and streetscape improvements constructed during Phase I of the Banyan
Northbend development was an important aspect of the redevelopment of the site. The Phase I
development improved the streetscape experience on both Curry Road and Miller Road for pedestrians
and cyclists, which encourages alternative transportation access. Additional transportation options
include the use of bikes to access ASU, Tempe Town Lake and downtown Tempe, all within the 20-
Minute City parameters. Phase II will add additional residents to this area that are also able to take
advantage of these improvements.

9. Quality Design
a. Encourage the use of natural, and authentic building materials (e.g., brick, stone, concrete block (with
integral color), metal, wood, and bamboo) whenever possible.
This project uses a mix of painted stucco, brick veneer, simulated wood lattice and glass. The proposed
materials are of a superior quality and provide detail appropriate to their location on the buildings. The
ground floor will alternate between sand finish stucco painted Sherwin Williams “Pediment” (SW 7634)
and thin brick veneer (Lakewood Brick Co. “Brownstone”) at select locations with high visibility. Above
the first floor, a cement panel system painted Dunn Edwards “Vulcan” (DE6341) occurs at select
locations adding a superior level of quality beyond the use of conventional stucco. Lattice screens
constructed of 2” x 4” simulated wood slats add an additional level of quality and sophistication at key
locations on the buildings.
EXHIBIT 16

5
PLANNED AREA DEVELOPMENT

To allow for the construction of the Northbend II development, a Major PAD Amendment is required.

1. The development fulfills certain goals and objectives in the General Plan, and the principles and
guidelines of other area policy plans. Performance considerations are established to fulfill those
objectives;
Phase I of this project received approval for a rezoning, General Plan Amendment, Zoning Map
Amendment, Planned Area Development Overlay, Use Permit, and Development Plan Review in 2020
and is already constructed. Phase II is consistent with the same goals and objectives outlined in the
General Plan and closely aligns with what was approved for Phase I in 2020. The changes proposed in
Phase II are minor and the new buildings will be architecturally and visually compatible with the existing
development.

2. Standards requested through the PAD Overlay District shall take into consideration the location and
context for the site for which the project is proposed;
We are requesting this Major PAD Amendment to modify three of development standards that were
approved with the Phase I development.

1. Reduce the approved building height of Building 4 from 64’-0” to 51’-0”. The purpose of this
modification is to reduce the proposed building from 5-stories to 4-stories. Buildings 1-3 were
constructed as part of Phase I and are all 4-stories. Originally, Building 4 was proposed to be 5-stories
and we are now requesting that it match the rest of the existing project.

2. Increase the maximum building lot coverage from 28% to 30%. The footprint of Building 4 is
increasing slightly, resulting in the building lot coverage for the entire development (Phase I and Phase
II) to increase 2%. This change will not result in any significant changes to the site.

3. Decrease the minimum landscape area from 43% to 36%. We are requesting to reduce the minimum
landscape area because Scoval Street was originally proposed as ROW and was not included in the
overall site area in the Phase I approval. Due to our discussions with the City of Tempe, Scoval Street will
now be an easement and is included in the overall site area. However, because Scoval Streeet is an
easement, we are not able to landscape it. Therefore, our overall site size got larger, but we are unable
to provide landscaping on the additional land.

The proposed standards are appropriate for the location and context of the Banyan North Tempe site
and in many cases provide for a much more visually appealing environment than currently exists.

3. The development appropriately mitigates transitional impacts on the immediate surroundings.
This was once a site located in a county island with industrial uses that were outdated and incompatible
with the surrounding area. Banyan then received approval in 2020 to build Phase I of this project. This
request is now to build the remaining Phase II, which consists of one building (Building 4).

The constructed Phase I and this Phase II provide a mixed-use residential and live/work development
close to employment, recreation and education opportunities in Tempe, with direct access to the Loop
202 Freeway. As part of Phase I, Banayan improved Miller Road and Gilbert Drive and provided
appropriate buffers and transitions on the immediate surroundings. Phase II will add landscaping along
Gilbert Drive and additional landscaping within the site.
EXHIBIT 17

EXHIBIT 18
Existing PAD

EXHIBIT 19
Existing PAD

EXHIBIT 20
Proposed PAD

EXHIBIT 21
Proposed PAD

EXHIBIT 22

EXHIBIT 23

EXHIBIT 24

EXHIBIT 25

EXHIBIT 26

EXHIBIT 27

Page 10 of 15

March 18, 2026

NOTIFICATION: The notice for the neighborhood meeting was sent out to property owners within 600
feet and the HOAs and Nas as provided by the City of Tempe on January 20, 2026. There were 85 people
notified. The signs were posted on the site on the same day. The Kristin Irwin from the ASU Office of
Government and Community Engagement was notified on February 24, 2026. There were no individuals
that participated in the process.

NEIGHBORHOOD MEETING: The neighborhood meeting was held on February 4, 2026, at 5:30 p.m.
The Huellmantel & Affiliates team arrived at 5:06 p.m. to set up for the meeting. Members of the
development team arrived shortly after. Karen Stovall from the City of Tempe arrived at 5:16 p.m. No
other members of the public attended, and the Huellmantel & Affiliates team, development team and
Karen Stovall left at 5:50 p.m.
EXHIBIT 28

EXHIBIT 29

EXHIBIT 30