DRC_EXHIBITS_AQUACROSSINGS_051226.PDF

EXHIBITS 
for 
AQUACROSSINGS 
(PL260123) 
1.
Zoning Map
2.
Aerial Map
3-7.
Letter of Explanation
8.
Site Plan
9.
Floor Plan
10-12. 
Context Photos
13-14. 
Zoning Administrator’s Opinion – Similar Use Ruling  
15-17. 
AquaCrossings Mechanical and Process Improvements 
18-36. 
Public Input

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Enterprise GIS and Data Analytics Group; City of Tempe
, Vantor
General Industrial District (GID)
Commercial Shopping and Services (CSS)
Single-Family Residential (R1-6)
Multi-Family Residential (R-2)
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! Multi-Family Residential Restricted (R-3R)
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! ! ! ! ! ! Multi-Family Residential Limited (R-3)
Multi-Family Residential General (R-4) .
AQUACROSSINGS
PL260123
EXHIBIT 1
SITE 
GID

Enterprise GIS and Data Analytics Group; City of Tempe
, Microsoft, Vantor
²
Aerial Map
AQUACROSSINGS
PL260123
EXHIBIT 2

Letter of Explanation 
Use Permit Application 
AquaCrossings 
1818 W. 4th Street 
Tempe, Arizona 85281 
To the City of Tempe Community Development Department: 
AquaCrossings respectfully submits this Letter of Explanation in support of its application for a 
Use Permit for its existing operations at 1818 W. 4th Street in Tempe, Arizona. AquaCrossings 
provides environmentally conscious end-of-life care for companion animals through a controlled, 
indoor alkaline hydrolysis process, also referred to as aquamation, along with related aftercare 
services for pet-owning families and veterinary partners. The City’s Zoning Administrator’s 
Opinion determined that the use should proceed through the Use Permit process, and this 
application is submitted in good faith to address the applicable standards under Section 
6-308(E) of the Tempe Zoning and Development Code.     
Description of Use and Operations 
AquaCrossings operates an enclosed, electrically powered, water-based process that reduces 
companion animal remains to sterile mineral remains for return to families. The process takes 
place entirely indoors in sealed equipment. It involves no combustion, no incineration, no 
furnace, no open flame, and no direct air emissions. AquaCrossings also provides related 
aftercare services, including coordination with veterinary clinics, respectful intake and release of 
remains, clay paw prints and other memorial keepsakes, and limited family service connected to 
pet aftercare. The interpretation packet submitted to the City described the operation as a 
controlled industrial process with no furnace, no open flame, and no air emissions, and also 
noted that all processing and keepsake production occur indoors.   
Operations are low-intensity and controlled. Family visits are limited and do not involve 
continuous public traffic. Much of the business is conducted through veterinary partners, 
coordinated pickup and delivery services, and carefully managed appointment-based 
interactions. AquaCrossings also coordinates licensed veterinary euthanasia services in 
connection with its broader end-of-life care model, further reflecting the professional and 
controlled nature of the operation. The interpretation packet explained that such 
veterinary-related activity occurs by appointment only and involves a single animal at a time.   
 
 
EXHIBIT 3

Hours of operation: 7:00 AM to 5:00 PM, seven days per week 
Number of employees on site: Approximately 10 employees at any given time 
Customer traffic: Limited and low in volume 
Deliveries and pickups: Limited, scheduled, and conducted in a discreet manner 
Effect on the Surrounding Area 
AquaCrossings is located within an industrial area and operates in a manner that is compatible 
with surrounding industrial and commercial uses. The use is fully indoors, low traffic, and low 
intensity in terms of visual, noise, and operational impacts. The process itself is quiet, does not 
emit smoke or glare, and does not create the nuisance characteristics typically associated with 
combustion-based cremation. 
AquaCrossings’ operations have also been affirmatively supported by surrounding neighboring 
businesses. As reflected in the neighbor support letters and signatures included in Exhibit C of 
the interpretation packet, all occupied neighboring businesses that submitted support confirmed 
that AquaCrossings does not create an exterior odor nuisance, does not disrupt adjacent 
operations, and remains compatible with surrounding industrial uses. This direct feedback from 
businesses working immediately around the site is strong evidence that the operation is not 
detrimental to persons working in the vicinity, adjacent properties, or the surrounding area.   
No changes to building setbacks or other development standards are requested as part of this 
Use Permit application. Accordingly, no setback-related impacts to adjacent properties are 
anticipated. 
Use Permit Standards / Section 6-308(E) 
a. Significant vehicular or pedestrian traffic in adjacent areas 
The proposed use will not generate significant vehicular or pedestrian traffic in adjacent areas. 
AquaCrossings is not a high-volume retail use and does not attract frequent walk-in customers. 
Family visits are limited, and most business is conducted through veterinary partners or 
coordinated pickup and delivery services. The use therefore produces materially less customer 
traffic than many traditional commercial or service uses. AquaCrossings’ previous submission 
also emphasized that veterinary-related activity occurs by appointment only and involves a 
single animal at a time.   
b. Nuisance arising from odor, dust, gas, noise, vibration, smoke, heat, or 
glare exceeding ambient conditions 
EXHIBIT 4

The proposed use will not create nuisance conditions exceeding ambient conditions in the 
surrounding area. 
●​ Odor: The aquamation process itself does not generate odor. While natural 
decomposition odor may occasionally be present inside the building upon intake of 
remains, AquaCrossings has invested in ventilation and filtration systems designed to 
contain any such interior odor and prevent exterior impacts. The interpretation packet 
stated that no exterior odors are generated and that interior odors are fully contained 
through professional ventilation and filtration. This conclusion is also supported by 
signed statements from surrounding neighboring businesses confirming that no exterior 
odor or nuisance has been created by AquaCrossings’ operations.   
●​ Dust / Gas / Smoke: The process involves no combustion, no incineration, no furnace, 
no open flame, and no direct air emissions. As a result, the use does not produce 
smoke, soot, dust, or combustion gases. The technical materials submitted to the City 
likewise explained that alkaline hydrolysis does not produce the air-quality impacts 
associated with flame cremation and does not require a smokestack.   
●​ Noise / Vibration: The operation is indoors and involves enclosed equipment. Noise 
levels are low and are not expected to be perceptible outside the building at a level 
exceeding ambient industrial-area conditions. 
●​ Heat / Glare: The use does not create exterior heat or glare impacts. There is no 
open-flame process and no exterior lighting beyond standard site lighting. 
For these reasons, the use will not create nuisance conditions to adjacent properties, persons 
working in the vicinity, or the public welfare in general. 
c. Contribution to deterioration of the neighborhood or downgrading of 
property values 
The requested Use Permit will not contribute to deterioration of the neighborhood or the 
downgrading of property values. To the contrary, AquaCrossings is a clean, quiet, low-traffic 
business that operates indoors and has invested in maintaining a respectful and professional 
facility. The operation does not create the visible or operational conditions commonly associated 
with heavy industrial or nuisance uses. AquaCrossings has operated in Tempe for several years 
and has sought to remain a transparent and responsible business within the community. The 
interpretation packet also noted that the business has operated for more than four years as a 
respectful and community-minded operation.   
The use is consistent with the character of a General Industrial area because it is operationally 
controlled, primarily indoors, and compatible with neighboring industrial and service uses. 
Approval of this Use Permit would allow a specialized, low-impact business to continue 
operating under clear regulatory conditions without creating adverse land-use impacts. 
 
 
EXHIBIT 5

d. Compatibility with existing surrounding structures and uses 
The proposed use is compatible with the surrounding industrial and commercial context. The 
facility is fully enclosed and does not require exterior industrial infrastructure such as stacks, 
burners, or large rooftop emissions equipment. The use functions more like a controlled indoor 
processing, laboratory, or veterinary-support environment than a traditional combustion-based 
crematory. AquaCrossings’ prior interpretation packet also explained that the process is 
conducted entirely indoors within sealed equipment and that wastewater compliance was 
separately reviewed by Tempe Environmental Services, which determined that an Industrial 
User Discharge Permit was not required at that time.   
The proposed use therefore fits the surrounding area in terms of traffic, building function, scale, 
and operating impacts. It is discreet, contained, and compatible with the existing neighborhood 
pattern. 
e. Adequate control of disruptive behavior inside and outside the premises 
AquaCrossings maintains adequate control of activity both inside and outside the premises. The 
business is not a late-night entertainment use, gathering place, or high-volume public venue. 
Customer interactions are limited, sensitive, and typically coordinated in advance. Operations 
are conducted by trained staff in a professional setting. Deliveries, pickups, and handling 
procedures are coordinated in a controlled and respectful manner. There is no anticipated 
disruptive behavior associated with the use. 
In addition, the business has every incentive to operate quietly and professionally given the 
nature of its services and the importance of maintaining trust with veterinary partners, families, 
and neighboring businesses. 
Conclusion 
AquaCrossings respectfully requests approval of the Use Permit for its operations at 1818 W. 
4th Street. The proposed use is a low-impact, fully indoor, professionally managed operation 
that will not be detrimental to persons residing or working in the vicinity, to adjacent properties, 
to the neighborhood, or to the public welfare in general. It will not create significant traffic, 
nuisance impacts, neighborhood deterioration, incompatibility with surrounding uses, or 
disruptive behavior. The operation is controlled, discreet, and appropriate for approval subject to 
any reasonable conditions the City may wish to impose. 
AquaCrossings appreciates the City’s consideration of this request and looks forward to 
continuing to operate responsibly and cooperatively within the City of Tempe. 
Respectfully submitted, 
EXHIBIT 6

AquaCrossings 
Matthew Mansour and Michelle Vander Lugt 
Owners 
4/6/2026 
 
EXHIBIT 7

EXHIBIT 8

STE 1
FRONT DESK AREA
MPR 2
MPR 1
OFFICE 2
OFFICE 1
OPEN 
WORK 
AREA
ELEC
LAUNDRY
STE 2
ACC. RR
STAFF RR
10' - 1"
10' - 7"
HOLD
4' - 0"
EQ
8' - 3"
EQ
8' - 3"
13' - 0"
MOP SINK
W
D
WH
WH
WH
PET 550
VERIFY
30' - 0"
PET 550
PET 550
CL OF WALL AND 
COLUMN LINE
ACC. RR
BREAK
1' - 6"
WTR FEAT/DSPLAY
WAITING
CREMATION
12' - 3"
11' - 8"
KITCHENETTE
COFFEE
GLASS WALLS
7' - 0"
13' - 7"
Bone drying room
Laundry 
Area 
Aquamation area
Paw printing area
Packaging area
Lobby area
Office
Office 
Office 
Office 
CSR  Area
Bathroom
Bathroom
Bathroom
1818 W 4th St Tempe Az 85016
EXHIBIT 9

Front of the building 
 
 
 
Side of the building 
 
 
 
EXHIBIT 10

Back of the building 
 
 
 
 
Operations Area 
 
 
EXHIBIT 11

Office area 
 
 
 
 
 
Lobby area 
 
 
 
EXHIBIT 12

City of Tempe 
Community Development Department 
Planning Division 
 
Mail Stop 01-7 
PO Box 5002 
Tempe, AZ 85280-5002 
www.tempe.gov
 
 
March 30, 2026 
 
 
Wendy Riddell  
 
 
 
Berry Riddell LLC 
 
 
 
650 E. Camelback Rd. #100 
 
 
Scottsdale, AZ 85251 
 
 
 
wr@berryriddell.com  
 
 
  
 
 
RE: 
AQUACROSSINGS 
Zoning Administrator’s Opinion - Similar Use Ruling 
1818 West 4th Street 
 
DS260256 / PL260062 / ADM260009 
 
 
Dear Ms. Riddell, 
 
As designated Zoning Administrator for the Community Development Department, I have conducted an 
official similar use ruling for the business located at 1818 West 4th Street, in the GID, General Industrial 
District.  Pursuant to the Tempe Zoning and Development Code (ZDC), Section 6-301, “Any use not 
appearing in this Code which is similar to, and not more detrimental than the uses permitted herein, as 
determined by the Zoning Administrator, may be permitted based on a code interpretation and similar use 
ruling.” The following Zoning Administrator’s Opinion has been issued. 
 
The applicant at the above address is seeking similar use ruling through a Zoning Administrator’s Opinion 
based on a land use violation case brought forward by Code Compliance.  Because such business is 
unspecified within the Zoning and Development Code and not classified by the Zoning Administrator, such 
use is prohibited in any district, unless a Similar Use Ruling interpretation is made.  The business, 
AquaCrossings, located at the address above is described by the applicant’s representative: 
“Aqua Crossings provides environmentally conscious end-of-life care for companion animals through a 
controlled industrial process known as alkaline hydrolysis, also referred to as aquamation.” 
“AquaCrossings’ primary operations consist of a non-combustive, water-based chemical process that 
utilizes electrically powered, enclosed equipment to chemically alter organic material, reducing it to inert 
mineral remains and sterile aqueous effluent. The process involves no combustion, no incineration, no 
furnace, no open flame, and no air emissions. To read more about the aquamation process, please see the 
letter included as Exhibit A from the manufacturer of the aquamation equipment.  
 
In response to this request, the Zoning Administrator has made the following similar use ruling, that the 
business, AquaCrossings, is described as “aquamation” (or water-based cremation) and such use is similar 
to and not more detrimental than the uses described in the land use category of “Cemetery, Crematorium, 
Mausoleum” in the GID, General Industrial District. As such a business with aquamation facilities would 
require the processing of a Use Permit before operating, pursuant to the requirements in Section 6-308 of 
the ZDC.  The use must also address complaints and issues of odors emanating from the facility that are 
factors in evaluating the appropriateness of the use. 
 
Aquamation (also called alkaline hydrolysis or water cremation) is similar to cremation in purpose - they 
both reduce a body to remains that can be returned to loved ones - but they differ in process and 
EXHIBIT 13

environmental impact.  Internet research suggests aquamation is commonly referred to as “water 
cremation” as opposed to the more traditional “fire cremation”.  Both processes result in decomposing a 
body (whether  human or an animal) using a process to disintegrate the remains into bone fragments and 
ashes. While fire cremation can use a direct flame for intense heat, the water cremation of aquamation also 
uses a high heat around 300 degrees Fahrenheit for the decomposing process.  Aquamation is said to be 
more environmentally friendly.  In short, same goal, different process. 
 
The subject matter experts from another aquamation business, Bio-Response Solutions, provided multiple 
arguments on why the fire cremation process is not the same as aquamation, but even noted the similarities 
and continued comparison of fire cremation and water cremation: “While cremation, burial, and alkaline 
hydrolysis all achieve the same end result, reduction of organic material leaving inorganic mineral remains 
these are not comparable processes. Alkaline hydrolysis bears no more similarity to flame cremation than 
burial does.”  A similar use ruling does not define use to become identical or the same as one another. 
Rather we look for similarities or comparisons in the business function that would result in treating both 
uses under the same land use process. The Zoning and Development Code, land use chart within Section 
3-302 of the Office/Industrial District identifies “Cemetery, Crematorium, Mausoleum” under one land use 
category.  The uses are not the same, but they are categorically similar in nature which the business 
provides a final disposal or resting place of human or pet remains.  A Cemetery is not the same as a 
crematory, yet the land uses are defined categorically in the Zoning and Development Code as similar 
business traits in dealing with remains. 
 
The most convincing evidence is the information about aquamation and the differences and similarities of 
fire cremation found within the AquaCrossings’ very own website.  Their own business slogan describes 
themselves as “AquaCrossings, Sustainable water-based cremation”. Their website goes on to explain, 
What is Pet Aquamation? “Pet aquamation, also known as water-based cremation or alkaline hydrolysis, 
offers a gentle alternative to traditional fire-based cremation. This innovative method mirrors a natural 
process, using a blend of water and alkali to return your pet to their natural elements.”  The web pages 
have been updated since the filing of a similar use rulings request. Copies of the original website material 
were made by Code Compliance that are historical reference materials for this case. 
 
 
 
 
Any person or entity aggrieved by this decision may appeal to the Board of Adjustment within fourteen (14) 
calendar days, from the date of this letter, by filing a notice of appeal with the Community Development 
Department, specifying the grounds for such appeal and paying the applicable fees.  Please see Section 
6-803 of the ZDC (Appeal Criteria) for details.  After receipt of an appeal application, a public hearing for 
an appeal will be scheduled at the next regular meeting of the Board of Adjustment. 
 
Appeals must be filed with the Community Development Department and an application filing using the 
Citizen Access Portal: https://epermits.tempe.gov/CitizenAccess/Default.aspx 
 
Should you need further assistance or clarification on this matter, please contact staff at (480) 350-4311.  
 
Sincerely, 
 
 
 
Ryan Levesque, designated Zoning Administrator 
Deputy Community Development Director – Planning 
Community Development Department 
 
EXHIBIT 14

Work Report: AquaCrossings Project 
 
To: City of Tempe – Development Services / Project Management 
From: Contract Modular LLC 
Date: April 8, 2026 
Subject: Summary Mechanical and Process Improvements – Aqua Crossings 
 
Project Overview 
This report summarizes the specialized mechanical installations and environmental 
mitigation work performed by Matter AC at the Aqua Crossings facility in Tempe, 
Arizona. The scope of work started in October 2025 and is continuing, focusing on 
industrial ventilation and odor control. 
Qualifications Statement 
Matter AC brings extensive technical expertise in complex mechanical and 
environmental requirements of large-scale agricultural operations. Most notably, our 
team spearheaded high-capacity ventilation and odor containment projects for Hickman 
Family Farms, specifically within their raw food processing and industrial rendering plant 
facilities. 
Rendering operations present some of the most rigorous challenges in the industry, 
requiring precise management of high-heat loads, extreme humidity, and high-intensity 
organic odors. Our experience at Hickman’s involved the design and installation of 
robust mechanical systems capable of maintaining negative pressure environments to 
prevent fugitive emissions. We are intimately familiar with the process requirements for 
atmospheric stabilization and the integration of industrial-grade scrubbing and filtration 
systems. By leveraging this background, we ensure that every project meets industry 
standards for air exchange efficiency and community odor mitigation. 
 
 
 
 
AZ ROC# 353686 CR-39​
​
Page | 1 
 
 
EXHIBIT 15

Detailed Work Log 
Date Range 
Work Performed 
Description 
Oct 6 – Oct 10 
Roof Equipment 
Venting 
Remove and install new primary equipment vents 
to the roof line to address odor.  
Nov 12 – Nov 
19 
Odor Mitigation 
Supplied and installed a temporary blower assist 
venting system to mitigate environmental odor and 
address air quality standards. 
Dec 5 – Dec 30 
Odor mitigation 
Change temp equipment to optimize the venting 
on 2 of the process machines.  
Jan 3 – Jan 7 
Supplemental Odor 
Control 
Follow-up phase for odor issue remediation; 
Installed final caustic environment exhaust blower. 
Jan 23 – Jan 26 
Machine Ventilation 
Hi-Temp Exhaust 
Ducts 
Fabrication and installation of specialized 
high-temperature exhaust ductwork for 
thermal-intensive processes. 
Feb 3 – Feb 11 
Manufacturer 
Ventilation Design 
Manufacturer provided a design for venting the 2 
large process machines.  
Feb 13 – Feb 15 Machine Vents 
Install venting systems per manufacturer 
drawings. 
 
 
AZ ROC# 353686 CR-39​
​
Page | 2 
 
 
EXHIBIT 16

Technical Summary 
●​ Environmental Compliance: The odor mitigation phases were undertaken to 
significantly reduce the facility’s external environmental impact. 
●​ Infrastructure Durability: High-temperature ductwork was installed using materials 
rated for industrial-grade thermal stress to ensure long-term system integrity. 
Next Steps: Enhance Ventilation and Odor Containment 
We are designing a mechanical system to exceed 15 air changes per hour. Given this 
high rate of air exchange, the primary objective is to establish a negative pressure 
environment within the facility. By maintaining a lower internal pressure relative to the 
exterior, we will ensure that all air is drawn inward, effectively preventing untreated 
odors from escaping through building apertures. This controlled airflow will be 
strategically routed through high-efficiency filtration units, ensuring that all exhaust air is 
fully scrubbed and neutralized before being released into the atmosphere. 
 
 
 
Daniel Hall 
Managing Member 
1711 E Missouri Ave, Suite 11 
Phoenix, AZ 85016 
602-341-3050 
 
AZ ROC# 353686 CR-39​
​
Page | 3 
 
 
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