DRC_STAFF REPORT_HEUERMANN RESIDENCE_042826.DOCX

PL260084 – HEUERMANN RESIDENCE 
Page 1
April 28, 2026
STAFF REPORT
HEUERMANN RESIDENCE (PL260084)
PROJECT DATA: 
Project Address
1118 West 17th Street 
Property Owner(s) Current / 
Future
Tracy Lyn Heuermann
Applicant
Katy James, Architectural Collaborative Team
Zoning District 
R1-6, Single-Family Residential
Total Bedrooms
4 bedrooms
Total Building Area
6,774 s.f. 
Building Height(s) 
25’4’’ (30’ maximum allowed) 
Lot Coverage
27% (45% maximum allowed) 
Building Setbacks
23’ front, 8’ west side, 14’5’’ east side, 20’ rear (20, 5, 5’, 15’ min.)
Vehicle Parking
2 spaces on existing driveway, (2 min, required)
Required Parking for Use
2 spaces (single family residence 5 bedrooms or less)
COMMENTS:
This site is Lot 135 of the Parkside Manor 4 Subdivision, in the Downtown Tempe / Rio Salado /ASU/ 
NW Neighborhoods Character Area, north and east of Priest Drive and Broadway Road. The subject 
property is zoned R1-7, Single Family Residential zoning district and is a three-bedroom, two-
bathroom home with a one-car carport constructed in 1959. The required off-street parking is currently 
provided within the carport; however, the owner of the home wishes to convert the rear patio into 
livable space.
The new livable space includes an additional bedroom that will be used as a study, thus triggering the 
need for a second parking space. Each vehicle parking space shall measure eight feet six inches wide 
by 18 feet in depth. The driveway accommodates one space under the existing carport per the 
minimum required dimensions, but does not provide enough width to fit two standard vehicles between 
the carport support post on one side and the raised landscape border on the other. The available 
space allows only a single vehicle, making tandem parking the practical option. The second parking 
space will be located within the front yard setback. The owner is required to seek a Use Permit to park 
the required one off-street space on the existing driveway pursuant to Section 4-602 of the Tempe 
Zoning and Development Code (ZDC). The existing driveway is approximately 18 feet wide and 25 
feet deep, providing sufficient room for a vehicle on site.
Properties with R1-6 zoning district are constructed with garages or carports required to be outside of 
the required front yard setback and are served by driveways to connect to the right-of-way. The 
number of parking spaces required for single-family residential properties is determined by the number 
of bedrooms. Single-family residences including additions up to 5 bedrooms require two parking 
spaces, per Section 4-603.E of the ZDC. The subject home will have four bedrooms after the 
renovation, which requires two off-street spaces. The ZDC allows required parking to be located within 
the front yard setback, so long as parking surfaces are improved, vehicles do not encroach into the 
right-of-way and owners receive a Use Permit.
The applicant is requesting the Development Review Commission take action on 
ZUP260026
Use Permit to allow one required parking space within the front yard setback.

PL260084 – HEUERMANN RESIDENCE 
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April 28, 2026
For further processing, the applicant will need to complete any remaining inspections for BP260260.
PUBLIC INPUT

Neighborhood meeting was not required.

To date, staff has not received any public comment.
USE PERMIT 
The proposed use requires a Use Permit, to allow one required parking space within the front yard 
setback within the R1-6 zoning district. 
Section 6-308 E Approval criteria for Use Permit (in italics): 
1.
Any significant increase in vehicular or pedestrian traffic. The property is retaining its single-family 
use, has four bedrooms and a one-car carport, retaining one of the two required spaces out of the 
setback. There will not be a significant increase in traffic from the proposed use.
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 function with typical vehicular movements 
from a driveway and carport and is retaining its single-family use and there are no anticipated 
nuisances that may arise.
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 addition is an 
investment in the property while retaining the character of the neighborhood and expanding the 
usable livable area for the existing residential land use. Parking in the front yard setback does not 
conflict with city goals, policies, and/or objectives.
4.
Compatibility with existing surrounding structures and uses. The home will retain the ability to park 
two cars on the existing driveway. Street view images show many other residential properties with 
vehicle parking in the driveways of their homes; however, staff did not find Use Permits for front 
yard parking on those properties or within 600 feet of the subject site.
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 property is registered as the primary 
residence of this Use Permit request’s applicant. The owner is responsible for managing behavior, 
however disruptive behavior is not expected as a result of parking in the front yard setback.
6.
There is sufficient parking on site or on the street frontage to accommodate guests. Addition shall 
be required to meet current parking standards pursuant to section 4-603, parking ratios. Although 
the carport cannot accommodate two vehicles side-by-side, the driveway length and width south of 
the carport is wide enough to accommodate the required tandem space and an additional non-
required guest space.  As such, the property provides sufficient parking. The 25-foot driveway 
length allows for a tandem space south of the carport to provide the required two spaces on site, 
and the street frontage adjacent to the property offers room for two additional spaces for guest 
parking without obstructing traffic or access.
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 this code.

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April 28, 2026
Based on the information provided and the above analysis, staff recommends approval of the 
requested Use Permit. 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 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 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.
3.
Parking in the front yard setback shall be located on the designated driveway only and not 
encroach in the public right-of-way. 
4.
Parking shall not exceed 35% of the property frontage; the remainder of the front yard shall be 
used for landscape and not parked upon.
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.
This approval for the Use Permit review did not include a comprehensive evaluation of the site for 
code compliance; the scope of approval is for the use permit only. The property owner should be 
aware of all city codes and zoning ordinances applicable to the property including maintenance and 
conformance with the codes. Below is a partial list of references provided to advise the owner of 
pertinent code requirements; this is 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:

The Use Permit is valid for (Business Name) and may be transferable to successors in interest 
through an administrative review with the Community Development Director, or designee.

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.

Section 6-902.B. The decision-making body, upon finding that the applicant has not taken 
corrective actions to resolve issues related to the permit/approval and that a continuation of the 
permit/approval is not in the interest of the public health, safety and general welfare, can revoke

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April 28, 2026
the permit/approval after providing written notice of its intentions to the holder of the permit.

If there are any complaints arising from the Use Permit that are verified by a consensus of the 
complaining party and
the City Attorney’s office, the Use Permit will be reviewed by City staff to determine the need for a 
public hearing to reevaluate the appropriateness of the Use Permit, which may result in revocation 
of the Use Permit.

Any intensification or expansion of use shall require a new Use Permit.
HISTORY & FACTS:
April 9, 1958 
The property was annexed into the City of Tempe.
1959
The Building Safety Division issued a building permit to construct the single-
story single-family residence.
August 8, 1959
The City Council approved a subdivision plat for Parkside Manor 4
April 28, 2026
The Development Review Commission is scheduled to hear a request for a Use 
Permit to allow one required parking space in the front yard setback. 
ZONING AND DEVELOPMENT CODE REFERENCE: 
Section 3-401, Accessory Buildings, Uses and Structures
Section 4-201(A), Use Permit Standard
Section 4-202, Development Standards for Residential Districts
Section 6-308, Use Permit