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! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
Enterprise GIS and Data Analytics Group; City of Tempe
, Maxar, Microsoft
General Industrial District (GID)
! ! ! ! !
! ! ! ! !
! ! ! ! !
Mixed Use High (MU-4)
Mixed Use Educational (MU-ED)
Commercial Shopping and Services (CSS)
! ! ! ! ! ! !
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! ! ! ! ! ! !
! ! ! ! ! ! ! Single-Family Residential Planned Area Dev (R1-PAD)
! ! ! ! !
! ! ! ! !
! ! ! ! !
Multi-Family Residential Limited (R-3)
Multi-Family Residential General (R-4)
! ! ! ! !
! ! ! ! ! Multi-Family Residential High (R-5)
.
THE MARSHALL ON SPENCE
PL240473
EXHIBIT 1
SITE:
CSS,
R-4
The Marshall
"Phase One"
Enterprise GIS and Data Analytics Group; City of Tempe
, Maxar, Microsoft
²
Aerial Map
THE MARSHALL ON SPENCE
PL240473
EXHIBIT 2
H
Y
D
H
Y
D
ET
ET
E
E
ET
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WV
30' R/W
EAST SPENCE AVENUE
(30' PUBLIC RIGHT-OF-WAY)
(BK 28, PG 40, MCR)
SOUTH JENTILLY
LANE
(PUBLIC
RIGHT-OF-WAY)
ARDEN
-OF-WAY)
T
NOT A PART
LOT 1 (APN: 133-10-019E)
BK 1820, PG 31 (MCR)
OWNER: APTITUDE APACHE LLC
ZONING:MU-4 PAD
NOT A PART
MUSE AT TEMPE
TRACT A & LOTS 1-16
BK 1435, PG 10 (MCR)
OWNER: STATE OF ARIZONA
DOC# 2024-0324368 (MCR)
ZONING:CSS/R-4
NOT A PART
LOT 11 (APN: 133-10-022)
OWNER: VA PROPCO LLC
DOC# 2020-1282249 (MCR)
ZONING:R-4 PAD
NOT A PART
LOT 11 (APN: 133-10-022)
OWNER: VA PROPCO LLC DOC# 2020-1282249 (MCR)
ZONING:R-3 PAD
124.9
306.4'
306.4'
125.2'
Designed By:
Checked By:
Drawing No.:
Issue Date:
Designed By:
Drawn By:
Project No:
Scale:
No.
By
Date
Submittal / Revision
096928
THE MARSHALL
ON SPENCE
1034 EAST SPENCE
AVENUE
TEMPE, ARIZONA 85281
App'd.
-
AMV
AMV
BFB
AS NOTED
Drawing Copyright © 2025
315.471.3920 . www.chacompanies.com
Syracuse, NY 13202
One Park Place, 300 South State Street, Suite 600
315.471.3920 . www.chacompanies.com
Syracuse, NY 13202
One Park Place, 300 South State Street, Suite 600
APTITUDE ACQUISITIONS LLC
669 RIVER DRIVE, SUITE 200
ELMWOOD PARK, NJ 07407
CIVIL ENGINEERING:
DEVELOPER:
CONTACT:
Anthony Vitale 315.471.3920
SITE VICINITY MAP
AERIAL MAP
SITE PLAN
C-102
PARCEL 1
APN: 133-10-020
OWNER: TEMPE PALMS LLC
DOC# 2017-0949447, MCR
ZONING: R-4
PARCEL 2
APN: 133-10-021
OWNER: TEMPE PALMS LLC
DOC# 2017-0949447, MCR
ZONING: R-4
EXHIBIT 3
© 2024 Microsoft Corporation © 2024 Maxar ©CNES (2024) Distribution Airbus DS
PHOTO# 10
PHOTO# 11
PHOTO# 7
PHOTO# 4
PHOTO# 9
PHOTO# 8
PHOTO# 1
PHOTO# 6
PHOTO# 2
PHOTO# 5
PHOTO# 12
PHOTO# 13
PHOTO LOCATION
MAP COVER SHEET
1026 E SPENCE AVE
TEMPE, ARIZONA
PHOTO# 3
E SPENCER AVE
EXHIBIT 4
EXHIBIT 5
EXHIBIT 6
EXHIBIT 7
EXHIBIT 8
EXHIBIT 9
EXHIBIT 10
EXHIBIT 11
EXHIBIT 12
EXHIBIT 13
EXHIBIT 14
EXHIBIT 15
EXHIBIT 16
EXHIBIT 17
Snell & Wilmer | One East Washington Street | Suite 2700 | Phoenix, AZ 85004
SWLAW.COM
Nicholas J. Wood
602.382.6269
nwood@swlaw.com
March 24, 2025
VIA ELECTRONIC SUBMITTAL
Honorable Mayor and Members of the City Council
City of Tempe
31 East 5th Street
Tempe, AZ 85281
Re: Letter of Explanation for Zoning Map Amendment, Planned Area Development Overlay, and
Development Plan Review Applications for The Marshall on Spence, Located at 1034 East Spence
Avenue (PL240473)
Dear Mayor and City Council Members,
The Marshall on Spence development is a proposed redevelopment of an existing multi-
family building “Tempe Palms Apartments” constructed in the 1970’s, located at 1026 East Spence
Avenue, otherwise known as Maricopa County Assessor’s Office (“MCA”) Parcel Numbers (APN)
133-10-020 & 133-10-021 (cumulatively the “Site”), a 0.875-acre property (Exhibit A).
The redevelopment proposed for the Site is envisioned as a high-quality mixed-use, mid-
rise student focused residential community of approximately 105 units (271 bedrooms) at a seven
(7) story height (the “Project”). The Project will enhance the livability of the adjacent Apache
corridor by (i) providing additional student focused residents in proximity to transit and the
campus of Arizona State University (“ASU”) that will also support corridor Apache corridor
retailers and businesses, and (ii) providing appropriate development intensity characteristic of
the adjacent Apache Boulevard corridor in height and mass, as well as overall design, supporting
housing needs for students of Arizona State University and further encouraging the use of
surrounding alternative transit modes (including Tempe’s Streetcar and Valley Metro’s Light Rail).
Zoning Map Amendment
The following is a summary of how the Project supports the goals and objectives of the
General Plan. As detailed below, the zoning map amendment supports the goals, objectives, and
strategies of the respective elements of the land use and development, economic development,
circulation, open space, and recreation and cultural amenities chapters of General Plan 2050.
Land Use and Development Goals
Land Use Objective LU1 – Establish land use hubs with higher density cores serving the
surrounding neighborhoods as its mixed-use activity center.
EXHIBIT 18
March 24, 2025
Page 2
Strategy #1 encourages intensified development of higher density mixed-use
redevelopment within hubs. The Project is located within the Rio Salado/DT/ASU/NW
Neighborhoods Character Area and within the Rail Corridor as identified by City of Tempe’s
General Plan 2050. The Project proposes redevelopment of existing surfaced parked,
underutilized, 1970s multifamily development with a high-density mixed-use project to further
elevate and support use intensity within these hubs.
Strategy #2 encourages development within the hubs to provide the housing, access to
open space, goods, services, and activities that reflect the neighboring areas served and support
the 20-minute city. The Project provides increased housing and density adjacent to an existing
urban core, in close proximity to services and goods to fulfill daily needs and public transit
infrastructure to support necessary travel. In the morning, residents will benefit from a short walk
or bike ride to ASU’s main campus to attend class and study with classmates before visiting one
of the many nearby cafés and restaurants. Residents are then just a short streetcar or light rail
ride away from any number of entertainment and recreational opportunities the City has to offer,
including Mill Avenue, Tempe Town Lake, and Sun Devil Stadium. With a richness of transportation
options, a “car free” lifestyle will be possible and encouraged by this hub. The Project further
supports the 20-minute City envisioned by Tempe.
Land Use Objective LU2 – Promote land use patterns that encourage sustainability and
resilience.
Strategy #1 encourages development of sustainable land uses in development patterns
that include open space, facilitate pedestrian travel and access to transit. The Project will provide
open space for residents through third-story courtyards. Furthermore, the development will
provide pedestrian connectivity to Rural Road and Apache Blvd., multi-modal arterials which
harmoniously supports a high volume of foot, bicycle, and vehicular traffic, providing access to
ASU, Downtown Tempe, and the neighborhoods beyond.
Community Design Goals
Community Design Objective CD2 - Provide visual and functional focal points in different
geographic areas and in developments.
Strategy #2 encourages developments to provide points of interest within developments.
The Project will provide a variety of materials, finishes, colors, and textures, to create a high
quality building façade that will be compatible yet diverse from the surrounding developments.
EXHIBIT 19
March 24, 2025
Page 3
Economic Development Goals
Economic Development Objective #1: Promote a sustained improvement in the standard
of living and quality of life for all residents.
Strategy #2 promotes citizen involvement in the process of development and
redevelopment planning. Citizen involvement is important for every project and helps contribute
to a better project when citizens are involved in the planning process. The Project will comply
with the City citizen involvement requirements.
Circulation Goals
Circulation Objective CR2 - Accommodate regional travel demands with transit and other
modes, as alternatives to street widening, to address capacity needs.
Strategy #1 encourages the use of and access to alternative and multiple modes of
transportation. The Project is located in close proximity to ASU, a streetcar station, and a light rail
station. Based on the Site location, it is highly anticipated that students will walk or ride bikes
across the street to ASU and utilize the light rail and streetcar as alternative means of
transportation.
Strategy #3 discourages the use of single occupant vehicles. As noted above, the project
is in close proximity to the ASU campus. The location will allow for students to walk or bike to
class rather than getting in their cars are driving to class, thus helping to alleviate congestion on
the roadways.
Conservation Goals
Energy Resources Objective ER5: Reduce the environmental impact and financial cost of
energy production or generation.
Strategy #4 encourages utilization of low-cost passive approaches and technologies to
conserve energy. These include providing shade, promoting walking and bicycling, and utilizing
green roofs to improve insulation, and using lighter colors in building’s exterior and roofs to reflect
solar radiation. The Project will include street trees and building overhangs to provide for a
comfortable pedestrian experience along the street frontage. Based on the Site’s proximity to ASU
(across Rural Road), it will promote walking and biking rather dependance on a car for students
to get to campus.
Community Design Objective CD6: Encourage mixed-use designs, both vertical and
horizontal.
EXHIBIT 20
March 24, 2025
Page 4
Strategy #1 encourages housing near employment and service locations. The Project
proposes housing in a location adjacent to existing employment and service locations. Based on
the close proximity, alternative modes of transportation are anticipated to be used for those
working in adjacent locations.
Community Design Objective CD8: Promote sustainable design concepts.
Strategy #9 promotes and encourages mixed-use developments, walkable neighborhood,
compact designs, shaded streets and a variety of transportation options. The Project proposes
approximately 120 square feet of ground floor accessory commercial/retail space, in addition to
providing pedestrian access through The Marshall at Tempe, providing the residents access to
additional commercial/retail uses along the Apache Blvd. corridor. Based on the Site location, it
will encourage alternative modes of transportation for students to get to ASU’s campus, and
throughout the valley (using the Light Rail).
Open Space, Recreation and Cultural Amenities Goals
Open Space Objective OS3: Evaluate the connection between new development and the
open space and parks needed to serve that new development.
Strategy #4 encourages private development of open space. As shown on the site plan,
the Project will incorporate amenity courtyards on the third-story of the building. Amenities areas
as currently designed to include features such as fire pits, shade structures, lawn space, and
seating areas.
In general, the Project supports a variety of the principles as outlined in the Downtown
Tempe, Rio Salado, ASU, NW Neighborhoods Character Area Plan. The Project will provide diverse
housing options for students attending ASU as outlined in the Character Area Plan. The project
will also support the neighborhood mobility principles based on its proximity to ASU, the Tempe
Streetcar, and Valley Metro Light Rail.
PAD Overlay Analysis (Section 6-305)
The following is a summary of how the Project will meet the purpose of the PAD Overlay
District as codified in Section 6-305 of the Code.
D.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”.
The City of Tempe’s General Plan 2050 provides guidance for development within the City
EXHIBIT 21
March 24, 2025
Page 5
of Tempe. The corresponding Projected Land Use Map informs changes to the Zoning Map,
providing direction on the desired uses and intensity of specific areas of the City.
The current General Plan designation of the Site is “Mixed-Use Urban Core, more than 65
du/ac”. The Marshall on Spence proposes a mixed-use environment, a density of 120 dwelling
units per net acre, which complies with the current designation for the Site.
In addition to meeting the development objectives identified in the General Plan, the
Project will achieve several Land Use Objectives of the General Plan. The implementation of key
strategies is summarized below (previously discussed in the Zoning Map Amendment section of
this letter).
Land Use Objective LU1 – Establish land use hubs with higher density cores serving the
surrounding neighborhoods as its mixed-use activity center.
There are two (2) specific strategies associated with this goal that the Project addresses.
Strategy #1 encourages intensified development of higher density mixed-use
redevelopment within hubs. The Project is located within the Rio Salado/DT/ASU/NW
Neighborhoods Character Area and within the Rail Corridor as identified by City of Tempe’s
General Plan 2050. The Project proposes redevelopment of existing underdeveloped 1970’s
surfaced parked multi-family building with a high-density mixed-use project to further elevate
and support these hubs.
Strategy #2 encourages development within the hubs to provide the housing, access to
open space, goods, services, and activities that reflect the neighboring areas served and support
the 20-minute city. The Project provides increased housing and density in an existing urban core,
in close proximity to services and goods to fulfill daily needs and public transit infrastructure to
support necessary travel. In the morning, residents will benefit from a short walk or bike ride to
ASU’s main campus to attend class and study with classmates before visiting one of the many
nearby cafés and restaurants along Apache Blvd. and the surrounding area. Residents are then
just a short light rail or streetcar ride away from any number of entertainment and recreational
opportunities the City has to offer, including Mill Avenue, Tempe Town Lake, and Sun Devil
Stadium. With a richness of transportation options, a “car free” lifestyle will be possible and
encouraged by this hub. The Project further supports the 20-minute City envisioned by Tempe.
Land Use Objective LU2 – Promote land use patterns that encourage sustainability and
resilience.
Strategy #1 encourages development of sustainable land uses in development patterns
that include open space, facilitate pedestrian travel and access to transit. The Project will provide
open space for residents through third-story courtyards. Furthermore, the development will
EXHIBIT 22
March 24, 2025
Page 6
provide connectivity to Rural Road and Apache Blvd. (via a corridor connection with The Marshall
at Tempe), multi-modal arterials which harmoniously supports a high volume of foot, bicycle, and
vehicular traffic, providing access to ASU, Downtown Tempe, and the neighborhoods beyond.
In addition to the City’s general land use goals, the Project will also satisfy goals and
associated objectives of the Rail Corridor Growth Area, in which the Project is located. The
implementation of key strategies is summarized below.
Rail Corridor Area Goal 4 – Encourage reinvestment and establish compact, desirable and
walkable urban neighborhoods.
Associated Objective RC12: Continue investment in public transit and support transit-
oriented design and development.
Strategy #1 encourages increased utilization of undeveloped or underdeveloped property.
In consideration of changing market forces and ASU’s growing student population at the Tempe
Campus, plus the proximity to a streetcar and light rail station, the Site as currently utilized is
considerably underdeveloped. Redevelopment for use as student housing will ensure optimal
utilization of this Site appropriate to its context and supportive of the large investment in streetcar
and light rail.
D.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”.
The development standards that are proposed for the Project promote an urban,
pedestrian focused environment that reinforces Apache Boulevard as a transit-oriented corridor
and activity center hub as envisioned by the General Plan. The site is surrounded by similar high
density mixed-use projects, as well as multi-family and commercial properties customary to an
urban environment.
Building height and massing are appropriate to this urban core, while articulation and
attractive architectural elements are incorporated for visual interest at a pedestrian scale. The
Project’s frontage will promote pedestrian activity at the ground floor. The building’s design
supports a protective and shaded pedestrian environment which will be highly valued by existing
and new residents as they walk to class or explore the corridors restaurant and retail offerings.
The building’s mass and design are consistent with other nearby developments along the Apache
corridor and the transition to the neighborhoods to the south and southeast.
Another location driven standard is the Site’s transit heavy location, allowing for an
opportunity to provide for less parking, providing a housing choice for more “carless” individuals
and to encourage transit use by its residents. Based on the aforementioned factors, the Project
EXHIBIT 23
March 24, 2025
Page 7
proposes a parking ratio of 0.31 spaces per bedroom. The Project is in close proximity to the
campus of ASU, the Tempe Streetcar, and the Valley Metro Light Rail. With the Project targeted
for student housing, it is anticipated that many of the students living within the Project will not
utilize a vehicle and will be able to use other forms of transportation. Within the parking garage,
there will be a dedicated parking space for ride share service for pick up/ drop off. Working with
the City Transportation Department, the Project will incorporate a “flag zone” along Spence
Avenue for residents to catch bus services. As noted in the parking study, the development is
within a part of the City characterized as a “20-Minute City” where most travel can be
accomplished without the need for an automobile, therefore less parking spaces should be
required. While there is direct connection from the Property to Spence Avenue, there should not
be an issue with residents parking on the residential streets as there is significant no parking signs
in addition to permit only parking for the neighborhoods. Based on prior parking demand
throughout the country built by Aptitude, the amount of parking proposed will be sufficient to
meet the anticipated demand of the Project due do its proximity to ASU, proximity to transit, and
targeted tenants while supporting the City’s goals related to encouraging transit use, walkability
and lower impact lifestyles.
The Project’s development standards, as reflected in the proposed PAD, were developed
with the location and its context as key considerations in the final design, meeting this criterion.
D.3 – “The development appropriately mitigates transitional impacts on the immediate
surroundings.”
The property is bounded by multi-family construction to the north, east, and west, in
addition to multi-family development across Spence Ave. Multi-family housing projects of similar
height and density are located north and west of the Project, including The Marshall at Tempe,
the District, 922 Place, Rise on Apache, and Apollo Tempe. Based on the existing development
intensity, this request, a proposed 7-story building with 105 units, is not anticipated to have an
impact on the immediate surroundings, rather it will complement approved and future
development along the Apache Boulevard corridor and surrounding neighborhoods. This
proposed PAD satisfies this important criterion.
In general, the Project supports a variety of the principles as outlined in the Downtown
Tempe, Rio Salado, ASU, NW Neighborhoods Character Area Plan. The Project will provide diverse
housing options for students attending ASU as outlined in the Character Area Plan. In addition,
the Project will provide a transition from adjacent student housing developments to smaller
multifamily projects that border single-family homes south of the property. The project will also
support the neighborhood mobility principles based on its proximity to ASU, Tempe Streetcar,
and Valley Metro Light Rail.
To summarize, this application meets all of the PAD Overlay criteria as expressed in the
Code and proposes appropriate development standards to address specific Site conditions and
EXHIBIT 24
March 24, 2025
Page 8
context. This development is an appropriate use of the PAD Overlay District as it meets the intent
of the General Plan by (i) providing additional housing density to an area already established as a
student housing hub, (ii) support for transit use and (iii) by providing appropriate development
intensity and design that is characteristic of the Apache Boulevard corridor.
DPR Analysis (Section 6-306.D)
The design of the Project is planned to provide a unified development while avoiding a
monolithic appearance. As all major projects of this nature are subject to development plan
approval, this Project is to be evaluated under the criteria as codified in Section 6-306.D of the
Zoning and Development Code (the “Code”).
The following is a summary of the criteria and how each is met, as applicable.
1. Placement, form, and articulation of buildings and structures provide variety in the
streetscape;
The structure’s architectural style, materials and detailing emulates a modern design
vernacular complementary of surrounding development. The proposed articulation and glazing
are incorporated for visual interest at a pedestrian scale and the Project’s frontage will promote
pedestrian activity at the ground floor. Landscape improvements will help support a protective
and shaded pedestrian environment which will be highly valued by existing and new area students
and residents during their daily trips. The diversity in façade frontage (accomplished with
projections and recesses) and the articulation of the roofline illustrate a design solution that
creates the variety in the streetscape desired by the Code.
2. Building design and orientation, together with landscape, combine to mitigate heat
gain/retention while providing shade for energy conservation and human comfort;
Shade is an important part of the proposed design. In addition, the building design and
landscaping provides for mitigation of anticipated heat gain/retention. The orientation of the
building provides shade on the courtyards from morning to early afternoon. Windows on the
west building elevation are designed with exterior shade canopies to reduce heat gain in those
units. Proposed street trees and building mounted shade canopies along the south building
elevation main entrance are included in the design to increase comfort in the pedestrian zones
along the Site frontage. The integrated two-level parking garage design provides sun protection
to vehicles and doubles the available parking footprint while eliminating the need for exterior
single purpose expanses of pavement parking lots. With these various elements, the Project will
provide for a comfortable outdoor environment.
EXHIBIT 25
March 24, 2025
Page 9
3. Materials are of a superior quality, providing detail appropriate with their location
and function while complementing the surroundings;
The project utilizes a mix of modern materials with a contemporary appearance. A
panelized siding system will be utilized, complemented with the use of masonry veneer, and a
variety of colors to provide additional visual interest. The use of masonry veneer at the base of
the structure further express quality and detail. A variety in window sizing, materials and colors
results in a quality appearance desired by the Code.
4. Buildings, structures, and landscape elements are appropriately scaled, relative to
the site and surroundings;
The entire project is based upon an urban/pedestrian area focus. The ground level
provides a quality pedestrian experience, with landscaping providing shading and buffering from
Spence Avenue. Above the ground plane, the structure rises to 7 stories, with stepbacks (from
Spence Avenue) at the 5th and 6th stories to provide transition to the surrounding community (to
the south) similar to the stepbacks at The District and Vale Student Housing. Nearby development
includes The Marshall at Tempe (7 stories), 922 Place (10 stories), the Rise (11 stories), 1020
Apache (15 stories), and The District (7 stories). The adjacent development pattern along Apache
is one of greater height, with lower heights transitioning to the south along Spence. By combining
the existing built environment with a quality elevation, this project is designed to “fit” the area
in quality, appearance, and scale as desired by the Code.
5. Large building masses are sufficiently articulated so as to relieve monotony and
create a sense of movement, resulting in a well-defined base and top, featuring an
enhanced pedestrian experience at and near street level;
As illustrated in the elevations, the base is treated with a masonry veneer, defining this
area differently than the upper floors. The building provides for articulation and changes in height
that provides for clean lines and unique facades. This design creates the movement and
monotony avoidance that the Code desires. The base and top are well defined, and the
pedestrian experience along Spence Avenue is enhanced with wide sidewalks, trees and
vegetative ground cover for interest by those passing by.
6. Building facades provide architectural detail and interest overall with visibility at
street level (in particular, special treatment of windows, entries and walkways with
particular attention to proportionality, scale, materials, rhythm, etc.) while responding
to varying climatic and contextual conditions;
The structure’s architectural style, materials and detailing emulates a modern design
vernacular complementary of surrounding development. The proposed articulation and variety
of materials are incorporated for visual interest at a pedestrian scale. The Project’s frontage will
promote a pedestrian friendly environment at the ground floor, and landscape improvements will
EXHIBIT 26
March 24, 2025
Page 10
help support a protective and shaded pedestrian environment which will be highly valued by
existing students and new area residents during their daily trips.
7. Plans take into account pleasant and convenient access to multi-modal
transportation options and support the potential for transit patronage;
The Project will support multi-model transit with its proximity to the Valley Metro Light
Rail, Tempe Streetcar, and the Arizona State University Campus. The public right-of-way adjacent
to the site will be enhanced with modern landscaping, making the walk to access transit stations
pleasant for those that live beyond the site. Transit patronage is encouraged by easy access to
Apache Blvd. to access public transit (via connection with The Marshall at Tempe), as well as
discouraging automotive ownership based on proximity to the Arizona State University Campus.
8. Vehicular circulation is designed to minimize conflicts with pedestrian access and
circulation, and with surrounding residential uses;
As designed, access to the site is provided along the south property line from Spence
Avenue. This placement will limit conflicts with pedestrians and provide plenty of visibility for
both pedestrians and drivers. Through a “corridor connection” with The Marshall at Tempe,
residents will also have vehicular and pedestrian access to Apahce Blvd.
9. Plans appropriately integrate Crime Prevention Through Environmental Design
principles such as territoriality, natural surveillance, access control, activity support,
and maintenance;
The operation of any Project that includes higher density requires careful design for the
Project to ensure safety. The building and its landscape plans include careful consideration of
visibility to access doors and paths to avoid creation of “hiding spots” or other problem spaces.
Access control will be provided to ensure only residents and authorized guests are in the building.
Sufficient lighting will be provided to illuminate outdoor areas to ensure visibility and safety.
10. Landscape accents and provides delineation from parking, buildings, driveways and
pathways;
The careful use of both hardscape and landscape to accent the various areas of the site is
required to provide a visually interesting environment. Hardscape details define pathways
around the site, while the pedestrian areas along the adjacent streets are landscaped to provide
both shade and separation from the traffic on the adjoining roadway.
EXHIBIT 27
March 24, 2025
Page 11
11. Signs have design, scale, proportion, location and color compatible with the design,
colors, orientation and materials of the building or site on which they are located; and
While the exact nature and location of the signage is not yet determined, final signage
will comply with Code expectations.
12. Lighting is compatible with the proposed building(s) and adjoining buildings and
uses, and does not create negative effects.
Lighting will have a similar character as to what is found on other modern projects in the
area. Final lighting plans will feature neighborhood appropriate lighting and will not shine into
adjacent properties; ensuring negative effects do not occur.
13. Downtown Tempe, Rio Salado, ASU, NW Neighborhoods Character Area Plan.
The Project supports a variety of the principles as outlined in the Downtown Tempe, Rio
Salado, ASU, NW Neighborhoods Character Area Plan. The Project will provide diverse housing
options for students attending ASU as outlined in the Character Area Plan. The Project will also
support the neighborhood mobility principles based on its proximity to ASU, the Tempe Streetcar,
and Valley Metro Light Rail.
14. Apache Boulevard Redevelopment Plan.
The Project will further the following objectives as outlined in the Apache Boulevard
Redevelopment Plan: (i) Increase the utilization of undeveloped or under-developed property in
the area and (ii) Encourage transit oriented development which clusters higher density
development around transit stations. The Project will redevelop an under-developed property
with a development that is similar in scale to adjacent student housing projects in what has been
developed as a “student housing hub” east of Rural Road. In addition, the Project will locate
higher density student housing in close proximity to a Streetcar station and Light Rail, as
supported by the Plan.
To summarize, this application meets all of the Zoning Map Amendment, PAD Overlay, and
Development Plan Review criteria as expressed in the Code and proposes appropriate
development standards to address specific Site conditions and context. This development is an
appropriate use of the PAD Overlay District as it meets the intent of the General Plan by (i)
providing additional housing density to an area already established as a student housing hub, (ii)
support for transit use and (iii) by providing appropriate development intensity and design that is
characteristic complimentary to the adjacent Apache Boulevard corridor.
EXHIBIT 28
March 24, 2025
Page 12
We look forward to your review and consideration of this application.
Respectfully submitted,
Snell & Wilmer
Nicholas J. Wood
EXHIBIT 29
March 24, 2025
Page 13
Exhibit A – Site Aerial
EXHIBIT 30
Designed By:
Checked By:
Drawing No.:
Issue Date:
Designed By:
Drawn By:
Project No:
Scale:
No.
By
Date
Submittal / Revision
096928
THE MARSHALL
ON SPENCE
1034 EAST SPENCE
AVENUE
TEMPE, ARIZONA 85281
App'd.
-
AMV
AMV
BFB
AS NOTED
Drawing Copyright © 2025
315.471.3920 . www.chacompanies.com
Syracuse, NY 13202
One Park Place, 300 South State Street, Suite 600
315.471.3920 . www.chacompanies.com
Syracuse, NY 13202
One Park Place, 300 South State Street, Suite 600
APTITUDE ACQUISITIONS LLC
669 RIVER DRIVE, SUITE 200
ELMWOOD PARK, NJ 07407
CIVIL ENGINEERING:
DEVELOPER:
CONTACT:
Anthony Vitale 315.471.3920
PLANNED AREA DEVELOPMENT OVERLAY
FOR THE MARSHALL ON SPENCE
A PORTION OF THE SOUTHWEST QUARTER, SECTION 23, TOWNSHIP 1 NORTH, RANGE 4,
EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN
CITY OF TEMPE, MARICOPA COUNTY, ARIZONA
OWNER AUTHORIZATION
OWNER DEVELOPER
SITE VICINITY MAP
ACKNOWLEDGEMENT
LEGAL DESCRIPTION
TEMPE PALMS LLC
BY:
SIGNATURE
DATE
ITS:
ON THIS DAY OF , 20 BEFORE
ME, THE UNDERSIGNED, PERSONALLY APPEARED .
WHO ACKNOWLEDGED HIM/HERSELF TO BE THE PERSON WHOSE NAME
IS SUBSCRIBED TO THE INSTRUMENT WITHIN, AND WHO EXECUTED THE
FOREGOING INSTRUMENT FOR THE PURPOSE THEREIN CONTAINED.
IN WITNESS WHEREOF; I HEREUNTO SET MY HAND AND OFFICIAL SEAL
BY:
NOTARY PUBLIC
MY COMMISSION EXPIRES
PARCEL NO. 1:
THE EAST HALF OF THE SOUTH HALF OF LOT 10 AND THE WEST 25 FEET OF THE SOUTH HALF OF LOT 11, JEN
TILLY TERRACE, A SUBDIVISION RECORDED IN BOOK 28 OF MAPS, PAGE 40, RECORDS OF MARICOPA COUNTY,
ARIZONA.
PARCEL NO. 2:
THE WEST HALF OF THE SOUTH HALF OF LOT 10, JEN TILLY TERRACE, A SUBDIVISION RECORDED IN BOOK 28 OF
MAPS, PAGE 40, RECORDS OF MARICOPA COUNTY, ARIZONA.
APPROVAL
PROJECT DATA
GENERAL NOTES
DEVELOPMENT
STANDARDS
SITE AREA
DWELLING QUANTITY
105 Units
MU-4 , PAD
PROPOSED
BEDROOM QUANTITY
271
BUILDING HEIGHT
90 FT
BUILDING LOT COVERAGE
GROUND FLOOR
BUILDING SETBACKS
12 Feet
VEHICLE PARKING QUANTITY
89 Spaces (84 Tenant Spaces)
BICYCLE PARKING QUANTITY
130 Spaces Min.
USES
GENERAL PLAN LAND USE & DENSITY
Mixed - Use Urban (65+ du/ac)
DENSITY
120 du/ac
RESIDENTIAL
RETAIL
ON-SITE PARKING
7 Feet (West), 10 Feet (East)
PAD OVERLAY
COVER SHEET
C-001
LANDSCAPE AREA
BUILDING STEPBACK
No
FRONT (South on Spence Ave)
SIDE (East and West)
REAR (North)
* See Parking Study
TOTAL BUILDING AREA
6.51 (0.31/bed)
3.10 (0.31/bed)
Guest
Retail ( 120 SF)
10.54 (0.31/bed)
25.11 (0.31/bed)
31.00 (0.31/bed)
20 Feet
4 (0.04/unit)
0 (1/300 SF)
APTITUDE ACQUISITIONS LLC
CONTACT: BRIAN ROSEN
669 RIVER DRIVE, SUITE 200
ELMWOOD PARK, NEW JERSEY 07407
(201) 379-4038
BR@aptitudere.com
APPROVED BY THE CITY COUNCIL OF TEMPE
ON THIS
DAY OF
, 20 .
TEMPE PALMS LLC
CONTACT: MICHELLE SARINA
1831 E CATAMARAN DRIVE
GILBERT, ARIZONA 85234
(480) 232-9695
michelle.jim@cox.net
1034 (FORMERLY 1026) EAST SPENCE AVE, TEMPE, ARIZONA
ALTA/NSPS LAND TITLE SURVEY by RLF Consulting, 2024
PARCEL 1:
133-10-020: 22,875 SF ( 0.525 AC)
PARCEL 2:
133-10-021: 15,250 SF ( 0.350 AC)
TOTAL: 38,125 SF ( 0.875 AC)
15%
20% Min.
4%
0.8%
0.7%
76% Max.
LEVEL 3 COURTYARDS
LEVEL 4 TERRACE
LEVEL 5 TERRACE
7.75 (0.31/bed)
120 GSF
113,677 GSF
50,583 GSF
170,328 GSF
Studio (21 units)
1 Bedroom (10 units)
2 Bedroom (17 units)
3 Bedroom (27 units)
4 Bedroom (25 units)
5 Bedroom ( 5 units)
REC24216
PAD240018
DS241386
REC24216
PAD240018
DS241386
38,125 SF (0.875 Acres)
CONDITIONS OF APPROVALS:
EXHIBIT 31
H
Y
D
ET
ET
E
E
ET
ET
ET
GV
SS
S
SS
SS
SS
SS
SS
30' R/W
SS
EAST SPENCE AVENUE
(30' PUBLIC RIGHT-OF-WAY)
(BK 28, PG 40, MCR)
SOUTH JENTILLY LANE
(PUBLIC RIGHT-OF-WAY)
SOUTH BONARDEN LANE
(PUBLIC RIGHT-OF-WAY)
T
NOT A PART
LOT 1 (APN: 133-10-019E)
BK 1820, PG 31 (MCR)
OWNER: APTITUDE APACHE LLC
ZONING:MU-4 PAD
NOT A PART
MUSE AT TEMPE
TRACT A & LOTS 1-16
BK 1435, PG 10 (MCR)
OWNER: STATE OF ARIZONA
DOC# 2024-0324368 (MCR)
ZONING:CSS/R-4
NOT A PART
LOT 11 (APN: 133-10-022)
OWNER: VA PROPCO LLC
DOC# 2020-1282249 (MCR)
ZONING:R-4 PAD
NOT A PART
LOT 11 (APN: 133-10-022)
OWNER: VA PROPCO LLC DOC# 2020-1282249 (MCR)
ZONING:R-3 PAD
124.9
306.4'
306.4'
125.2'
SUPPLEMENTAL INFORMATION
Applicant
Aptitude Acquisitions LLC
669 River Drive, Suite 200
Elmwood Park, NJ 07407
Project Name and
Address
The Marshall on Spence
Parcel Number
PARCEL 1:
133-10-020: 22,875 SF ( 0.525 AC)
TOTAL: 38,125 SF ( 0.875 AC)
Type of Construction
IIIA (Floors 3-7) / IA (Floors: 1 - 2) per IBC
Fire Protection
NFPA 13
Designed By:
Checked By:
Drawing No.:
Issue Date:
Designed By:
Drawn By:
Project No:
Scale:
No.
By
Date
Submittal / Revision
096928
THE MARSHALL
ON SPENCE
1034 EAST SPENCE
AVENUE
TEMPE, ARIZONA 85281
App'd.
-
AMV
AMV
BFB
AS NOTED
Drawing Copyright © 2025
315.471.3920 . www.chacompanies.com
Syracuse, NY 13202
One Park Place, 300 South State Street, Suite 600
315.471.3920 . www.chacompanies.com
Syracuse, NY 13202
One Park Place, 300 South State Street, Suite 600
APTITUDE ACQUISITIONS LLC
669 RIVER DRIVE, SUITE 200
ELMWOOD PARK, NJ 07407
CIVIL ENGINEERING:
DEVELOPER:
CONTACT:
Anthony Vitale 315.471.3920
REC24216
PAD240018
DS241386
REC24216
PAD240018
DS241386
PLANNED AREA DEVELOPMENT OVERLAY
FOR THE MARSHALL ON SPENCE
SITE PLAN
PROJECT DATA
1034 EAST SPENCE AVE, TEMPE, ARIZONA
PAD OVERLAY
SITE PLAN
C-100
Contact: Brian Rosen
Ph: 201-379-4038
email: BR@aptitudere.com
1034 E Spence Ave
Tempe, Arizona 85281
DEVELOPMENT STANDARDS
SITE AREA
DWELLING QUANTITY
ZDC STANDARDS FOR
CSS, (EXISTING) TABLE 4-203A
BEDROOM QUANTITY
BUILDING HEIGHT
BUILDING LOT COVERAGE
LANDSCAPE AREA
BUILDING SETBACKS
FRONT (South on E Spence Ave)
SIDE (East)
REAR (North)
10 Feet
USES
GENERAL PLAN LAND USE & DENSITY
DENSITY
RESIDENTIAL
RETAIL
ON-SITE PARKING
ZDC STANDARDS FOR
R-4, (EXISTING) TABLE 1-202B
25 du/ac
20 du/ac
35 Feet
50% Max.
15% Min.
0 Feet
38,125 SF (0.875 Acres)
105 Units
PAD (MU-4)
PROPOSED
271 Beds
20 Feet
10 Feet
12 Feet
120 du/ac
90 Feet
BUILDING STEPBACK
No
TOTAL BUILDING AREA
VEHICLE PARKING QUANTITY
89 Spaces Total* (84 Tenant Spaces)
BICYCLE PARKING QUANTITY
Studio (21 units)
1 Bedroom (10 units)
2 Bedroom (17 units)
3 Bedroom (27 units)
4 Bedroom (25 units)
Mixed - Use Urban (65+ du/ac)
No Standard
Required
0.31 space per bedroom
PARCEL 2:
133-10-021: 15,250 SF ( 0.350 AC)
120 GSF
113,677 GSF
50,583 GSF
170,328 GSF
Mixed - Use Urban (65+ du/ac)
60% Max.
25% Min.
40 Feet
10 Feet
10 Feet
20 Feet
SIDE (West)
7 Feet
10 Feet
Guest
1/ 300 SF (0 req.)
Studio (21 units)
1 Bedroom (10 units)
Guest
0.2 spaces per unit
* Parking ratio to be established via Parking Study for this project.
No Standard
Not Required
1 space per unit
1.5 spaces per unit
2 spaces per unit
2.5 spaces per unit
3 spaces per unit
0.2 spaces per unit
0.2 spaces per unit
0.2 spaces per unit
0.75 spaces per unit
0.75 spaces per unit
0.75 spaces per unit
1.0 spaces per unit
132 Spaces PROVIDED
0.04 space per unit (4 spaces for Guests)
Mixed - Use Urban (65+ du/ac)
20 Feet Maximum (5-611B)
1.0 spaces per unit
0.75 spaces per unit
0.75 spaces per unit
0.75 spaces per unit
1.0 spaces per unit
1.0 spaces per unit
0.75 spaces per unit
0.75 spaces per unit
0.75 spaces per unit
1.0 spaces per unit
1.0 spaces per unit
0 Feet
0 Feet
15%
GROUND FLOOR
LEVEL 3 COURTYARDS
LEVEL 4 TERRACE
LEVEL 5 TERRACE
20%
2 Bedroom (17 units)
3 Bedroom (27 units)
4 Bedroom (25 units)
5 Bedroom ( 5 units)
3 spaces per unit
5 Bedroom ( 5 units)
1.0 spaces per unit
1.0 spaces per unit
1.0 spaces per unit
0.31 space per bedroom
0.31 space per bedroom
0.31 space per bedroom
0.31 space per bedroom
0.31 space per bedroom
4%
0.8%
0.7%
118 Spaces MIN
76%
Retail
1/300 SF (0 req.)
1 space per unit
1.5 spaces per unit
2 spaces per unit
2.5 spaces per unit
3 spaces per unit
0.2 spaces per unit
3 spaces per unit
250 Spaces
250 Spaces
1/ 7,500 SF (4 min. req.)
Retail
1/ 7,500 SF (4 min. req.)
1/ 7,500 SF (6 provided)
118 Spaces MIN
1/300 SF (0 Space PROVIDED)
EXHIBIT 32
H
Y
D
ET
ET
E
E
ET
ET
ET
GV
SS
S
SS
SS
SS
SS
SS
SS
SS
SS
30' R/W
SS
SS
SS
SS
SS
SS
SS
EAST SPENCE AVENUE
(30' PUBLIC RIGHT-OF-WAY)
(BK 28, PG 40, MCR)
SOUTH JENTILLY
LANE
(PUBLIC
RIGHT-OF-WAY)
RDEN
F-WAY)
NOT A PART
LOT 1 (APN: 133-10-019E)
BK 1820, PG 31 (MCR)
OWNER: APTITUDE APACHE LLC
ZONING:MU-4 PAD
NOT A PART
MUSE AT TEMPE
TRACT A & LOTS 1-16
BK 1435, PG 10 (MCR)
OWNER: STATE OF ARIZONA
DOC# 2024-0324368 (MCR)
ZONING:CSS/R-4
NOT A PART
LOT 11 (APN: 133-10-022)
OWNER: VA PROPCO LLC
DOC# 2020-1282249 (MCR)
ZONING:R-4 PAD
NOT A PART
LOT 11 (APN: 133-10-022)
OWNER: VA PROPCO LLC DOC# 2020-1282249 (MCR)
ZONING:R-3 PAD
124.9
306.4'
306.4'
125.2'
Designed By:
Checked By:
Drawing No.:
Issue Date:
Designed By:
Drawn By:
Project No:
Scale:
No.
By
Date
Submittal / Revision
096928
THE MARSHALL
ON SPENCE
1034 EAST SPENCE
AVENUE
TEMPE, ARIZONA 85281
App'd.
-
AMV
AMV
BFB
AS NOTED
Drawing Copyright © 2025
315.471.3920 . www.chacompanies.com
Syracuse, NY 13202
One Park Place, 300 South State Street, Suite 600
315.471.3920 . www.chacompanies.com
Syracuse, NY 13202
One Park Place, 300 South State Street, Suite 600
APTITUDE ACQUISITIONS LLC
669 RIVER DRIVE, SUITE 200
ELMWOOD PARK, NJ 07407
CIVIL ENGINEERING:
DEVELOPER:
CONTACT:
Anthony Vitale 315.471.3920
SITE VICINITY MAP
SITE LAYOUT
PLAN
C-101
LEGEND FOR
PROPOSED IMPROVEMENTS
PROJECT DATA
DEVELOPMENT STANDARDS
SITE AREA
38,125 SF (0.875 Acres)
DWELLING QUANTITY
105 Units
BEDROOM QUANTITY
271
BUILDING HEIGHT
86 Feet
BUILDING LOT COVERAGE (Max.)
BUILDING SETBACKS
VEHICLE PARKING QUANTITY
89 Spaces
BICYCLE PARKING QUANTITY
132 Spaces
USES
GENERAL PLAN LAND USE
& DENSITY
DENSITY
120 du/ac
RESIDENTIAL
COMMERCIAL (ATM)
ON-SITE PARKING
LANDSCAPE AREA
BUILDING STEPBACK
Not Required
TOTAL BUILDING AREA
SUPPLEMENTAL INFORMATION
Applicant
Project Name and
Address
Parcel Number
Type of Construction
IIIA (Floors 3-7) / IA (Floors: 1 - 2) per IBC
Fire Protection
NFPA 13
1034 EAST SPENCE AVE, TEMPE, ARIZONA
ALTA/NSPS LAND TITLE SURVEY by RLF
Consulting, 2024
PARCEL 1:
133-10-020: 22,875 SF ( 0.525 AC))
PARCEL 2:
133-10-021: 15,250 SF ( 0.350 AC)
TOTAL: 38,125 SF ( 0.875 AC)
PAD (MU-4)
REQUIRED
Aptitude Acquisitions LLC
669 River Drive, Suite 200
Elmwood Park, NJ 07407
Contact: Brian Rosen
Ph: 201-379-4038
email: BR@aptitudere.com
The Marshall on Spence
PARCEL 1:
133-10-020: 22,875 SF ( 0.525 AC)
TOTAL: 38,125 SF ( 0.875 AC)
1034 E Spence Ave
Tempe, Arizona 85281
PARCEL 2:
133-10-021: 15,250 SF ( 0.350 AC)
Mixed - Use Urban (65+ du/ac)
Right of Way
455 SF
75% (28,480 SF)
12 Feet
FRONT (South on E Spence Ave)
SIDE (East)
REAR (North)
20 Feet
SIDE (West)
10 Feet
7 Feet
120 GSF
113,677 GSF
50,583 GSF
170,328 GSF
5,770 SF 15%
GROUND FLOOR
LEVEL 3 COURTYARDS
LEVEL 4 TERRACE
LEVEL 5 TERRACE
1,525 SF 4%
305 SF 0.8%
260 SF 0.7%
20%
PAD (MU-4)
PROVIDED
105 Units
271
90 Feet
88 Spaces
130 Spaces
120 du/ac
Not Required
-
76%
12 Feet
20 Feet
10 Feet
7 Feet
5,770 SF 15%
1,525 SF 4%
305 SF 0.8%
260 SF 0.7%
20%
8,315 SF Total
ENGINEERED SHADE
496 SF
Studio
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
5 Bedroom
21 units
10 units
17 units
27 units
25 units
5 units
-
-
-
-
-
-
EXHIBIT 33
200
1172.840
10D set
WV
FV
S
WV
WM
FV
WM
S
WV
WM
H
Y
D
ET
ET
WV
E
E
ET
ET
WM
ET
GV
S
6
7
7
7
7
S
S
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
CR
CR
CR
CR
HP
HP
HP
AD
PS
PS
CR
CR
PS
HP
AD
PS
PS
AD
AD
AD
AD
Designed By:
Checked By:
Drawing No.:
Issue Date:
Designed By:
Drawn By:
Project No:
Scale:
No.
By
Date
Submittal / Revision
096928
THE MARSHALL
ON SPENCE
1034 EAST SPENCE
AVENUE
TEMPE, ARIZONA 85281
App'd.
-
AMV
AMV
BFB
AS NOTED
Drawing Copyright © 2025
315.471.3920 . www.chacompanies.com
Syracuse, NY 13202
One Park Place, 300 South State Street, Suite 600
315.471.3920 . www.chacompanies.com
Syracuse, NY 13202
One Park Place, 300 South State Street, Suite 600
APTITUDE ACQUISITIONS LLC
669 RIVER DRIVE, SUITE 200
ELMWOOD PARK, NJ 07407
CIVIL ENGINEERING:
DEVELOPER:
CONTACT:
Anthony Vitale 315.471.3920
LANDSCAPE NOTES
1. The Landscape Contractor shall supply plant materials in quantities sufficient to complete the work shown. Any discrepancies between quantities
shown on the plant schedule and those required by the contract drawings shall not entitle the Landscape Contractor or Contractor to additional
remuneration.
2. The Landscape Contractor shall verify and visually inspect final selection of plant materials with the Owner (or Owner's Representative) prior to
installation. Plant material shall comply with the latest edition of the “Arizona Nursery Association Tree Guide.”
3. All planting locations shall be staked out and approved in the field by the Owner (or Owner's Representative) prior to installation.
4. No plant material will be accepted which displays major irregularities or mechanical damage. The Owner (or Owner's Representative) retains the right
to reject any plant material deemed unfit.
5. Landscape Contractor may substitute any of the plantings listed in the plant schedule due to availability with approval by the City prior to installation.
6. Existing vegetation shall remain undisturbed in all areas which are not part of the proposed project.
7. Plants to be located away from obstacles, such as fire hydrants, transformers, above and below ground utilities, and light fixtures. Coordinate with the
Owner (or Owner's Representative) as to relocation or adjustments.
8. Landscape Contractor to perform a soils test prior to installation to determine any nutrient deficiencies and to amend the soil accordingly.
9. Prior to installation, de-compact soil within planting areas onsite and in R.O.W. and remove construction debris from planting areas prior to landscape
installation.
10. Decomposed Granite/ Stone Mulch: Top dress planting areas with a rock or decomposed granite application. Provide rock or decomposed granite of
2” uniform thickness. Provide pre-emergence weed control application and do not underlay rock or decomposed granite application with plastic.
Decomposed granite size to be 1/2" screened. Color to be 'desert gold' or similar based on availability. Color described similar to cream base color with
brown desert tones with grey highlights.
11. Pre-emergent: 1) apply to areas of Decomposed Granite/ Stone Mulch planting areas to prohibit weed growth. If weeds appear in treated areas
during the first year, landscaper shall return to remove all weeds at no additional cost. 2) provide a mixture with active ingredients consisting of
"a-a-a-trifluoro-2, 6-dinitro-n, n-dipropyl-p-toluidine" (1.75% of total mixture) and inactive ingredients (98.25% of total mixture). Manufacturer: "Green
Gold" By Lebanon Chemical Corp. or equal.
12. Root Barrier: (A) shall be UB 48-2 installed around freestanding trees to a minimum depth of 4’-0” below grade by DeepRoot Green Infrastructure, or
approved equal.
13. Water all plantings thoroughly immediately after planting. An automatic irrigation system shall be designed and installed by others.
14. Guarantee:
A. For a period of twelve months from the date that the work under this contract is certified as complete, the Contractor shall: 1) guarantee all plants and
seeded areas under this contract; 2) remove and replace during this guarantee period plants which die or are in a badly impaired condition; 3) replant
with stock of same size and quality as originally specified; 4) guy and maintain as specified herein at no additional cost to the Owner.
B. Replacements made within six months after the beginning of the guarantee period shall not extend the guarantee period of these particular plants.
Those replacements made six months or more after the beginning of the guarantee period shall be maintained and guaranteed for a period of six
months from the time of placement.
CITY OF TEMPE CODE
REQUIREMENTS
1. Plant list is per the Arizona Department of Water Resources Low
Water Use/Drought Tolerant Plant List and City of Tempe Zoning
and Development Code (ZDC) Appendix B and C for a list of
recommended plants.
2. Sight Triangle based on "Intersection Sight Distance" from the
Public Works, Transportation Division: 15' from face of curb, 195'
left and 125' right. Per the City's ZDC, E Spence Ave is 25 mph.
Plants in this area shall not exceed two (2) feet in height.
3. Pathways. Groundcovers and shrubs within six (6) feet of
pathways shall not exceed two (2) feet in height at maturity.
Between six (6) feet and twelve (12) feet of the edge of pathways,
groundcovers and shrubs shall not exceed three (3) feet in height at
maturity.
4. Trees shall be planted within six (6) feet of sidewalks, or as
determined by the Public Works Department to provide sufficient
shade when trees have grown to mature form; and Mature trees
must be trimmed for a twelve (12) feet clear vertical height from top
of curb to the bottom of the canopy.
5. Trees shall be a minimum 1.5" caliper at planting.
SITE LANDSCAPE
PLAN
C-701
SYMBOL
CODE
QTY
BOTANICAL NAME
COMMON NAME
SIZE
CONTAINER
REMARKS
TREES
AL
15
ACACIA ANEURA
MULGA
36"
BOX
PM
2
PISTACIA CHINENSIS
CHINESE PISTACHE MULTI-TRUNK
36"
BOX
QV
2
QUERCUS VIRGINIANA
SOUTHERN LIVE OAK
36"
BOX
SHRUBS
DV
43
DODONAEA VISCOSA
HOPSEED BUSH
5 GAL.
CONT.
SCREEN, EVE.
LM
57
LANTANA CAMARA 'GOLD MOUND'
GOLD MOUND LANTANA
5 GAL.
CONT.
3' MAX. HT., EVE.
LT
5
LEUCOPHYLLUM CANDIDUM `THUNDER CLOUD`
THUNDER CLOUD TEXAS SAGE
5 GAL.
CONT.
3' MAX. HT., EVE.
ML
28
MUHLENBERGIA CAPILLARIS 'LENCA'
REGAL MIST® PINK MUHLY GRASS
5 GAL.
CONT.
3' MAX. HT.
PS
5
PITTOSPORUM TOBIRA 'SHIMA'
CREAM DE MINT™ JAPANESE PITTOSPORUM
3 GAL.
CONT.
2' MAX. HT., EVE.
SHADE
AD
6
AGAVE DESMETIANA
SMOOTH AGAVE
5 GAL.
CONT.
3'HX3'W, EVE. SUCCULENT
CR
6
CYCAS REVOLUTA
SAGO PALM
15 GAL.
CONT.
5'HX4'W, EVE. SUCCULENT
VINES, GROUNDCOVERS, SUCCULENTS
EA
10
EUPHORBIA ANTISYPHILITICA
CANDELILLA EUPHORBIA
3 GAL.
CONT.
2' MAX. HT., EVE. SUCCULENT
HP
4
HESPERALOE PARVIFLORA
RED YUCCA
5 GAL.
CONT.
3' MAX. HT., EVE. SUCCULENT
HC
13
PARTHENOCISSUS X 'HACIENDA CREEPER'
HACIENDA CREEPER
1 GAL.
CONT.
RD
57
ROSMARINUS OFFICINALIS 'PROSTRATUS'
DWARF ROSEMARY
3 GAL.
CONT.
2' MAX. HT., EVE. GRNDCVR
SYMBOL
CODE
QTY
BOTANICAL NAME
COMMON NAME
SIZE
CONTAINER
SPACING
REMARKS
GROUND COVERS
ST
40
SPHAGNETICOLA TRILOBATA
CREEPING WEDELIA
1 GAL.
CONT.
48" o.c.
2'HX6'W, EVE.
PS
AD
CR
HP
PLANT SCHEDULE
TREE CALCULATIONS
Street or PL
Required
Provided
East Spence Ave
1 Tree / 30 LF
4 Trees @ 125 LF
4 Proposed
Trees
EXHIBIT 34
UNIT
UNIT
UNIT
UNIT
UNIT
42" HEIGHT METAL RAILING, TYP.
RAISED CIRCULAR
PLANTER WALL, 30" SOIL
DEPTH MIN, TYP.
PRIVATE
TERRACE
PRIVATE
TERRACE
PRIVATE
TERRACE
PRIVATE
TERRACE
PRIVATE
TERRACE
PRIVATE
TERRACE
FEATURE SEATING AREA
RAISED DECKING AREA WITH MOVEABLE SEATING.
PLANTING AREAS ARE 1" MAX BELOW DECK ELEVATION.
LOUNGE AREA WITH FIRE
PIT AND MOVEABLE
SEATING
42" HEIGHT GLASS RAILING, ABOVE ADJACENT DECKING.
SHADE UMBRELLAS PERMANENTLY
MOUNTED TO DECK. FINAL SELECTION TBD
UNIT
UNIT
UNIT
UNIT
UNIT
MULTIUSE LAWN AREA
(FLEXABLE ACTIVITY SPACE FOR
GAMES AND GROUP ACTIVITIES)
RAISED CIRCULAR
PLANTER WALL, 30" SOIL
DEPTH MIN, TYP.
PRIVATE
TERRACE
PRIVATE
TERRACE
PRIVATE
TERRACE
PRIVATE
TERRACE
PRIVATE
TERRACE
RAISED DECK AREA WITH MOVEABLE SEATING.
PLANTING AREAS ARE 1" MAX BELOW DECK ELEVATION.
RAISED COUNTER WITH SEATING
FEATURE SCREEN WALL / ELEMENT
42" HEIGHT GLASS RAILING, ABOVE ADJACENT DECKING.
42" HEIGHT METAL RAILING, TYP.
SHADE UMBRELLAS PERMANENTLY
MOUNTED TO DECK. FINAL SELECTION TBD
GRAPHIC LEGEND:
WOOD DECK
CONCRETE PAVER TYPE 1
GRAVEL
CONCRETE PAVER TYPE 2
PLANTING AREAS
SYNTHETIC TURF
UNIT
UNIT
LEVEL 5
(ABOVE)
PRIVATE TERRACE
PRIVATE TERRACE
24" TALL PARAPET WALL WITH THE TOP 4' GLAZING, LOCKABLE
GATES IN PRIVATE TERRACE FENCE TO MAINTAIN PLANTING.
24" TALL PARAPET WALL WITH THE TOP 4' GLAZING, LOCKABLE
GATES IN PRIVATE TERRACE FENCE TO MAINTAIN PLANTING.
PRIVATE TERRACE
UNIT
UNIT
LEVEL 4 (BELOW)
BUILDING WALL (BELOW)
PRIVATE TERRACE
24" TALL PARAPET WALL WITH THE TOP 4' GLAZING, LOCKABLE
GATES IN PRIVATE TERRACE FENCE TO MAINTAIN PLANTING.
24" TALL PARAPET WALL WITH THE TOP 4' GLAZING, LOCKABLE
GATES IN PRIVATE TERRACE FENCE TO MAINTAIN PLANTING.
G
Architecture
Interior Design
Landscape Architecture
Engineering
BKV
R O
U P
1054 31st Street NW
Canal Square
Suite 410
Washington, DC
20007
202.595.3173
www.bkvgroup.com
© 2019 BKV Group
SHEET NUMBER
SHEET TITLE
DRAWN BY
CHECKED BY
COMMISSION NUMBER
PROJECT TITLE
CONSULTANTS
CERTIFICATION
NOT FOR
CONSTRUCTION
Autodesk Docs://2623-07 Aptitude-1026 E Spence Ave South Parcel PH1/2623-07_Aptitude-1026-E-Spence-Ave-S-Parcel-PH1_LAND_2023.rvt
3/24/2025 4:34:19 PM
Author
Checker
2623-07
LE-310
COURTYARD
PLANTING PLAN
1034 E. Spence
Ave. South Parcel
PH1-Tempe-AZ
1/8" = 1'-0"
LE-310
1
NORTH COURTYARD PLANTING PLAN
1/8" = 1'-0"
LE-310
2
SOUTH COURTYARD PLANTING PLAN
Plant Schedule
Symbol
Plant Code
Botanical
Name
Common
Name
Size
Trees
CER CAN
Cercis
canadensis
Eastern
Redbud
1.5" Cal.
Shrubs
AGA DWM
Agave
desmetiana
Smooth
Agave
5 gal.
CON CNE
Convolvulu
s cneorum
Bush
Morning
Glory
3 gal.
CYC REV
Cycas
revoluta
Sago Palm
15 gal.
DOD VIS
Dodonaea
viscosa
`Green`
Green
Hopseed
Bush
3 gal.
ECH GRU
Echinocact
us grusonii
Golden
Barrel
Cactus
2 gal.
EPI HUM
Epilobium
canum
California
Fuchsia
1 gal.
ERE MIN
Eremophila
glabra
`Mingenew
Gold`
Outback
Sunrise
Emu Bush
3 gal.
ISSUE #
DATE
DESCRIPTION
11/01/2024
Preliminary Site Plan
Submission
12/06/2024
Preliminary Site Plan
Submission
02/07/2025
Preliminary Site Plan
Submission
03/24/2025
Preliminary Site Plan
Submission
Plant Schedule
Symbol
Plant Code
Botanical
Name
Common
Name
Size
EUP ANT
Euphorbia
antisyphiliti
ca
Candelilla
Euphorbia
3 gal.
HES PAR
Hesperaloe
parviflora
Red Yucca
5 gal.
LEU THU
Leucophyllu
m
candidum
`Thunder
Cloud`
Thunder
Cloud
Texas
Sage
5 gal.
MAL LUT
Malephora
lutea
Rocky Point
Ice Plant
1 gal.
PIT SHI
Pittosporu
m tobira
`Shima`
Cream de
Mint™
Japanese
Pittosporu
m
3 gal.
SAL GRE
Salvia
greggii
Autumn
Sage
3 gal.
SAL STS
Salvia
rosmarinus
`Prostratus`
Prostate
Rosemary
3 gal.
PLANTING NOTES:
• PLANTING PLANS ARE CONCEPTUAL AND SUBJECT TO CHANGE.
• PLANTING AREAS TO HAVE A DECOMPOSED GRANITE TOP DRESSING. DECOMPOSED
GRANITE OF 2” UNIFORM THICKNESS. PROVIDE PRE-EMERGENCE WEED CONTROL
FABRIC UNDER DECOMPOSED GRANITE. COLOR AND SIZE TBD.
• PLANT LIST IS PER THE ARIZONA DEPARTMENT OF WATER RESOURCES LOW WATER
USE/DROUGHT TOLERANT PLANT LIST AND CITY OF TEMPE ZONING AND DEVELOPMENT
CODE (ZDC) APPENDIX B AND C FOR A LIST OF RECOMMENDED PLANTS.
1/8" = 1'-0"
LE-310
3
LEVEL 4 PLANTING PLAN
Plant Schedule
Symbol
Plant Code
Botanical
Name
Common
Name
Size
SPH TRI
Sphagnetic
ola trilobata
Creeping
Wedelia
1 gal.
YUC PAL
Yucca
pallida
Pale-leaf
Yucca
1 gal.
1/8" = 1'-0"
LE-310
4
LEVEL 5 PLANTING PLAN
Collin Koonce
License Number
Date
79880
0 /2 /2025
Preliminary Site Plan
Submission
4 3
EXHIBIT 35
H
Y
D
H
Y
D
ET
ET
E
E
ET
ET
ET
GV
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
UGE
UGE
UGE
UGE
UGE
UGE
UGE
UGE
UGE
UGE
UGE
UGE
UGE
UGE
UGE
UGE
UGE
UGE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OH
E
OHE
OHE
OHE
OHE
OHE
1173
1173
1173
1173
1173
1173
1173
1173
1173
1172
1171
1173
1173
1173
1173
1173
1174
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
S
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
OHE
OHE
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
6
7
7
7
7
S
S
175
1174
1174
1174
94.31' [C]
95.48' [R1]
SS
SS
SS
SS
SS
SS
SS
SS
30' R/W
SS
SS
SS
SS
SS
SS
SS
EAST SPENCE AVENUE
(30' PUBLIC RIGHT-OF-WAY)
(BK 28, PG 40, MCR)
SOUTH JENTILLY
LANE
(PUBLIC
RIGHT-OF-WAY)
OUTH BONARDEN
LANE
BLIC RIGHT-OF-WAY)
T
W
I
RPBP
W
RPBP
PRELIMINARY
UNDERGROUND
UTILITY, TREE PLAN
C-500
SITE VICINITY MAP
Designed By:
Checked By:
Drawing No.:
Issue Date:
Designed By: Drawn By:
Project No:
Scale:
No.
By
Date
Submittal / Revision
096928
THE MARSHALL
ON SPENCE
1034 EAST SPENCE
AVENUE
TEMPE, ARIZONA 85281
App'd.
-
AMV
AMV
BFB
AS NOTED
Drawing Copyright © 2025
315.471.3920 . www.chacompanies.com
Syracuse, NY 13202
One Park Place, 300 South State Street, Suite 600
315.471.3920 . www.chacompanies.com
Syracuse, NY 13202
One Park Place, 300 South State Street, Suite 600
APTITUDE ACQUISITIONS LLC
669 RIVER DRIVE, SUITE 200
ELMWOOD PARK, NJ 07407
CIVIL ENGINEERING:
DEVELOPER:
CONTACT:
Anthony Vitale315.471.3920
EXHIBIT 36
PROPERTY LINE
PROPERTY LINE
20'
12'
PROPERTY LINE
PROPERTY LINE
20'
12'
E SPENCE AVE
E SPENCE AVE
GRADE
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
LEVEL 6
ROOF
LEVEL MEZZ.
PARAPET ROOF
GRADE
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
LEVEL 6
ROOF
LEVEL MEZZ.
PARAPET ROOF
GRADE
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
LEVEL 6
ROOF
LEVEL MEZZ.
PARAPET ROOF
GRADE
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
LEVEL 6
ROOF
LEVEL MEZZ.
7'-6"
7'-6"
SETBACK
SETBACK
SETBACK
SETBACK
LAST OCCUPIABLE FLOOR
LAST OCCUPIABLE FLOOR
LAST OCCUPIABLE FLOOR
LAST OCCUPIABLE FLOOR
30'
30'
5'-6"
4'-6"
5'-6"
4'-6"
PARAPET ROOF
14'-6"
PROPERTY LINE
PROPERTY LINE
10'-4"
10'-4"
SETBACK
SETBACK
SETBACK
SETBACK
PROPERTY LINE
PROPERTY LINE
7'
7'
10'-6"
10'-6"
EXTERIOR MATERIAL LEGEND
SHADING CANOPY
(SMF-1)
INSULATING-GLASS
WN-1
FBR-1
EIFS-2
INSULATING-GLASS
CLEAR MONOLITHIC GLASS
EIFS-2
EIFS-4
EIFS-6
EIFS-2
EIFS-2
EIFS-2
SC-1
FBR-1
EIFS-6
EIFS-2
EIFS-2
GARAGE SCREENING
METAL MESH
GARAGE SCREENING
METAL MESH
EIFS-2
EIFS-6
WN-1
INSULATING-GLASS
EIFS-4
INSULATING-GLASS
EIFS-3
EIFS-4
EIFS-2
EIFS-4
EIFS-6
CLEAR MONOLITHIC GLASS
SHADING CANOPY
(SMF-1)
GARAGE SCREENING
METAL MESH
PARKING ENTRANCE
(OPENING)
FBR-1
SHADING CANOPY
(SMF-1)
PROPOSED SIGN
WN-1
INSULATING-GLASS
CLEAR MONOLITHIC GLASS
EIFS-2
EIFS-4
EIFS-6
INSULATING-GLASS
EIFS-2
WN-1
GARAGE SCREENING
METAL MESH
EIFS-2
EIFS-2
EIFS-6
EIFS-6
EIFS-3
EIFS-2
EIFS-2
EIFS-4
CLEAR MONOLITHIC GLASS
PARKING ENTRANCE
(OPENING)
SIGNAGE IS SUBJECT
TO A SEPARATE PERMIT PROCESS
SIGNAGE IS SUBJECT
TO A SEPARATE PERMIT PROCESS
HVAC UNIT SCREENED BY PARAPET
EIFS-4
MTL-1
EIFS-6
3'-6"
3'-6"
10'-8"
10'-8"
10'-8"
26'-8"
10'-8"
10'-8"
10'-8"
10'-8"
10'-8"
10'
16'-8"
10'-8"
10'-8"
10'-8"
10'-8"
10'-8"
10'
10'-8"
10'-8"
10'-8"
10'-8"
10'-8"
10'
16'-8"
26'-8"
10'-8"
10'-8"
69'-4"
69'-4"
5'-0"
5'-0"
10'
16'-8"
16'-8"
26'-8"
69'-4"
26'-8"
69'-4"
5'-0"
5'-0"
86'-10"
MAX. PROPOSED BUILDING HEIGHT
86'-10"
MAX. BUILDING HEIGHT
3'
86'-10"
MAX. BUILDING HEIGHT
3'
86'-10"
MAX. BUILDING HEIGHT
3'
3'
31'-10"
Author
Checker
A210
BLACK
ELEVATIONS
SCALE: 1" = 20' - 0"
0'
20'
40'
60'
10'
1
A211
NORTH ELEVATION
1" = 20'-0"
2
A211
SOUTH ELEVATION
1" = 20'-0"
3
A211
EAST ELEVATION
1" = 20'-0"
4
A211
WEST ELEVATION
1" = 20'-0"
G
Architecture
Interior Design
Landscape Architecture
Engineering
BKV
R
O U P
1054 31st Street NW
Canal Square
Suite 410
Washington, DC
20007
202.595.3173
www.bkvgroup.com
© 2024 BKV Group
SHEET NUMBER
SHEET TITLE
DRAWN BY
CHECKED BY
COMMISSION NUMBER
PROJECT TITLE
CONSULTANTS
CERTIFICATION
1026 E Spence Ave South
Parcel PH1-Tempe-AZ
ISSUE #
DATE
DESCRIPTION
09/09/2024
Preliminary Site Plan Submission
2623-07
12/20/2024
DPR Submission
03/24/2025
DPR Resubmission
0 /2 /2025
DPR Resubmission
03
4
EXHIBIT 37
10'-8"
10'-8"
10'-8"
26'-8"
10'-8"
10'-8"
PROPERTY LINE
PROPERTY LINE
10'-8"
10'-8"
10'-8"
10'
16'-8"
10'-8"
10'-8"
PROPERTY LINE
PROPERTY LINE
10'-8"
10'-8"
10'-8"
10'
10'-8"
10'-8"
PROPERTY LINE
PROPERTY LINE
20'
12'
PROPERTY LINE
PROPERTY LINE
20'
12'
E SPENCE AVE
E SPENCE AVE
GRADE
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
LEVEL 6
ROOF
LEVEL MEZZ.
PARAPET ROOF
GRADE
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
LEVEL 6
ROOF
LEVEL MEZZ.
PARAPET ROOF
GRADE
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
LEVEL 6
ROOF
LEVEL MEZZ.
PARAPET ROOF
GRADE
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
LEVEL 6
ROOF
LEVEL MEZZ.
10'-8"
86'-10"
MAX. PROPOSED BUILDING HEIGHT
7'-6"
10'-8"
10'-8"
10'
16'-8"
26'-8"
10'-8"
10'-8"
7'-6"
7'
10'-4"
FBR-1
EIFS-2
EIFS-3
EIFS-4
SMF-1
EIFS-6
SETBACK
SETBACK
SETBACK
SETBACK
69'-4"
LAST OCCUPIABLE FLOOR
LAST OCCUPIABLE FLOOR
LAST OCCUPIABLE FLOOR
69'-4"
LAST OCCUPIABLE FLOOR
30'
30'
5'-6"
4'-6"
5'-6"
4'-6"
BRICK - BEIGE - SUMMIT BRICK - VICTORIAN ANTIQUE
EIFS - GREY - STO - 37103 SMOOTH FINISH (LRV 14)
EIFS - WHITE - STO - 37110 SMOOTH FINISH (LRV 65)
SHEET METAL FLASHING - BLACK
5'-0"
5'-0"
5'-0"
PARAPET ROOF
5'-0"
14'-6"
EIFS - ALDER - STO VT192393 WOOD FINISH (LRV 23)
275'-10"
275'-10"
SETBACK
SETBACK
SETBACK
SETBACK
10'-6"
3'-6"
3'-6"
WN-1
WINDOW - BLACK VINYL - SI WINDOWS
SC-1
SCREEN - BLACK - McNICHOLS WIRE MESH
EXTERIOR MATERIAL LEGEND
SHADING CANOPY
(SMF-1)
INSULATING-GLASS
WN-1
FBR-1
EIFS-2
INSULATING-GLASS
CLEAR MONOLITHIC GLASS
EIFS-2
EIFS-4
EIFS-6
EIFS-2
EIFS-2
EIFS-2
SC-1
FBR-1
EIFS-6
EIFS-2
EIFS-2
GARAGE SCREENING
METAL MESH
GARAGE SCREENING
METAL MESH
EIFS-2
EIFS-6
WN-1
INSULATING-GLASS
EIFS-4
INSULATING-GLASS
EIFS-3
EIFS-4
EIFS-2
EIFS-4
EIFS-6
CLEAR MONOLITHIC GLASS
SHADING CANOPY
(SMF-1)
GARAGE SCREENING
METAL MESH
PARKING ENTRANCE
(OPENING)
FBR-1
SHADING CANOPY
(SMF-1)
PROPOSED SIGN
WN-1
INSULATING-GLASS
CLEAR MONOLITHIC GLASS
EIFS-2
EIFS-4
EIFS-6
INSULATING-GLASS
EIFS-2
WN-1
GARAGE SCREENING
METAL MESH
EIFS-2
EIFS-2
EIFS-6
EIFS-6
EIFS-3
EIFS-2
EIFS-2
EIFS-4
CLEAR MONOLITHIC GLASS
PARKING ENTRANCE
(OPENING)
SIGNAGE IS SUBJECT
TO A SEPARATE PERMIT PROCESS
SIGNAGE IS SUBJECT
TO A SEPARATE PERMIT PROCESS
HVAC UNIT SCREENED BY PARAPET
EIFS-4
MTL-1
EIFS-6
10'-4"
7'
10'-6"
MTL-1
CORRUGATED METAL - SILVER - PAC-CLAD (LRV 50)
10'
16'-8"
16'-8"
26'-8"
69'-4"
26'-8"
69'-4"
86'-10"
MAX. BUILDING HEIGHT
3'
86'-10"
MAX. BUILDING HEIGHT
3'
86'-10"
MAX. BUILDING HEIGHT
3'
3'
EIFS -BEIGE - STO 20506 DESERT SUN
SMOOTH FINISH (LV 70)
31'-10"
Author
Checker
A211
BUILDING
ELEVATIONS
SCALE: 1" = 20' - 0"
0'
20'
40'
60'
10'
1
A211
NORTH ELEVATION
1" = 20'-0"
2
A211
SOUTH ELEVATION
1" = 20'-0"
3
A211
EAST ELEVATION
1" = 20'-0"
4
A211
WEST ELEVATION
1" = 20'-0"
G
Architecture
Interior Design
Landscape Architecture
Engineering
BKV
R
O U P
1054 31st Street NW
Canal Square
Suite 410
Washington, DC
20007
202.595.3173
www.bkvgroup.com
© 2024 BKV Group
SHEET NUMBER
SHEET TITLE
DRAWN BY
CHECKED BY
COMMISSION NUMBER
PROJECT TITLE
CONSULTANTS
CERTIFICATION
1026 E Spence Ave South
Parcel PH1-Tempe-AZ
ISSUE #
DATE
DESCRIPTION
09/09/2024
Preliminary Site Plan Submission
2623-07
12/20/2024
DPR Submission
03/24/2025
DPR Resubmission
0 /2 /2025
DPR Resubmission
03
4
EXHIBIT 38
PROPERTY LINE
PROPERTY LINE
SETBACK
SETBACK
E SPENCE AVE
10'-8"
86'-10"
MAX. BUILDING HEIGHT
10'-8"
10'-8"
10'
RES. UNIT
RES. UNIT
RES. UNIT
RES. UNIT
PARKING GARAGE
RES. UNIT
COURTYARD
RES. UNIT
PARKING GARAGE
RES. UNIT
12'
SETBACK
20'
SETBACK
RES. UNIT
RES. UNIT
RES. UNIT
RES. UNIT
COURTYARD
RES. UNIT
RES. UNIT
RES. UNIT
RES. UNIT
RES. UNIT
PARKING GARAGE
PARKING GARAGE
25'-6"
10'-8"
10'-8"
RES. UNIT
RES. UNIT
RES. UNIT
68'-2"
LAST OCCUPIABLE FLOOR
RES.
UNIT
5'-6"
15'-6"
LEVEL 1
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
LEVEL 6
ROOF
LEVEL MEZZ.
14'-6"
RES. UNIT
RES. UNIT
RES. UNIT
RES. UNIT
RES. UNIT
RES. UNIT
RES. UNIT
RES. UNIT
UNIT
UNIT
4'-6"
30'
274'-5"
57'-6"
49'-8"
60'
49'-9"
47'-6"
10'
PARAPET ROOF
5'
9'
9'-8"
9'-8"
9'-8"
9'-8"
9'-8"
5'
RAILING
GRADE
0'-0" (1172.8)
1'-0" 1173.8
5'
5'
5'
4'
4'
42"
42"
8'
8'
3'
124'-11"
306'-4"
10'-8"
82'-10"
MAX. BUILDING HEIGHT
10'-8"
10'-8"
25'-6"
10'-8"
10'-8"
LEVEL 1
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
LEVEL 6
LEVEL MEZZ.
PROPERTY LINE
SETBACK
SETBACK
PROPERTY LINE
PARKING GARAGE
PARKING GARAGE
10'
SETBACK
10'-4"
SETBACK
RES. UNIT
RES. UNIT
RES. UNIT
RES. UNIT
RES. UNIT
RES. UNIT
RES. UNIT
RES. UNIT
RES. UNIT
RES. UNIT
RES. UNIT
RES. UNIT
RES. UNIT
RES. UNIT
RES. UNIT
ROOF
5'
PARAPET ROOF
14'-6"
9'
9'-8"
9'-8"
9'-8"
9'-8"
9'-8"
4'
104'
3'
107'
7'
3'
A
Author
Checker
A212
BUILDING
SECTIONS
1
A212
BUILDING SECTION A
1" = 20'-0"
SCALE: 1" = 20' - 0"
0'
20'
40'
60'
10'
G
Architecture
Interior Design
Landscape Architecture
Engineering
BKV
R
O U P
1054 31st Street NW
Canal Square
Suite 410
Washington, DC
20007
202.595.3173
www.bkvgroup.com
© 2024 BKV Group
SHEET NUMBER
SHEET TITLE
DRAWN BY
CHECKED BY
COMMISSION NUMBER
PROJECT TITLE
CONSULTANTS
CERTIFICATION
1026 E Spence Ave South
Parcel PH1-Tempe-AZ
ISSUE #
DATE
DESCRIPTION
09/09/2024
Preliminary Site Plan Submission
2623-07
12/20/2024
DPR Submission
03/24/2025
DPR Resubmission
B
2
A212
BUILDING SECTION B
1" = 20'-0"
B
A
0 /2 /2025
DPR Resubmission
03
4
EXHIBIT 39
Author
Checker
A901
MASSING
VIEWS
G
Architecture
Interior Design
Landscape Architecture
Engineering
BKV
R
O U P
1054 31st Street NW
Canal Square
Suite 410
Washington, DC
20007
202.595.3173
www.bkvgroup.com
© 2024 BKV Group
SHEET NUMBER
SHEET TITLE
DRAWN BY
CHECKED BY
COMMISSION NUMBER
PROJECT TITLE
CONSULTANTS
CERTIFICATION
THE MARSHALL ON SPENCE
1034 E SPENCE AVE
TEMPE, AZ
ISSUE #
DATE
DESCRIPTION
09/09/2024
Preliminary Site Plan Submission
2623-07
3
2
1
4
5
6
1
3
5
2
4
6
3
2
1
4
5
6
1
3
5
2
4
6
0 /2 /2025
DPR Resubmission
03
4
EXHIBIT 40
Author
Checker
A902
MASSING
VIEWS
G
Architecture
Interior Design
Landscape Architecture
Engineering
BKV
R
O U P
1054 31st Street NW
Canal Square
Suite 410
Washington, DC
20007
202.595.3173
www.bkvgroup.com
© 2024 BKV Group
SHEET NUMBER
SHEET TITLE
DRAWN BY
CHECKED BY
COMMISSION NUMBER
PROJECT TITLE
CONSULTANTS
CERTIFICATION
THE MARSHALL ON SPENCE
1034 E SPENCE AVE
TEMPE, AZ
ISSUE #
DATE
DESCRIPTION
09/09/2024
Preliminary Site Plan Submission
2623-07
7
7
7
7
0 /2 /2025
DPR Resubmission
03
4
EXHIBIT 41
A301
MATERIAL
BOARD
G
Architecture
Interior Design
Landscape Architecture
Engineering
BKV
R
O U P
1054 31st Street NW
Canal Square
Suite 410
Washington, DC
20007
202.595.3173
www.bkvgroup.com
© 2024 BKV Group
SHEET NUMBER
SHEET TITLE
DRAWN BY
CHECKED BY
COMMISSION NUMBER
PROJECT TITLE
CONSULTANTS
CERTIFICATION
1026 E Spence Ave South
Parcel PH1-Tempe-AZ
ISSUE #
DATE
DESCRIPTION
09/09/2024
Preliminary Site Plan Submission
2623-07
12/20/2024
DPR Submission
03/24/2025
DPR Resubmission
0 /2 /2025
DPR Resubmission
03
4
EXHIBIT 42
UP
DN.
P
P
TRASH
607 SF
34 PARKING SPACES
FIRE LANE
TRANSFORMER
23'
18%
RAMP UP
9%
UP
LOBBY &
25'
24'
ATM
122 SF
MEP
280 SF
20'
GENERATOR R.
244 SF
S APARTMENT
E SPENCE AVE
UP
EXIT
R45'
MAIL ROOM
1,600 SF
PACKAGE
426 SF
BIKE ROOM
1,277 SF
PEDESTRIAN PATH
5'
23'
25'
PARKING
ENTRY
3'
23'
5'
8' TALL GATE
ADA
VAN
CENTER
200 SF
FIRE COMMAND
20'
SETBACK
12'
SETBACK
10'
SETBACK
10'-4"
SETBACK
274'-5"
274'-5"
102'-8"
262'-5"
12'
90'-7"
12'-1"
102'-8"
124'-11"
306'-4"
BUILDING SIGNAGE
4'
BRICK PAVERS
CONCRETE PAVERS
23'-10"
21'-5"
DRIVEWAY
2'
5'
5'
5'
6'
SIDEWALK
SIDEWALK
23'
R45'
5'
5'
6' 3'
8' TALL MAINT GATE
2'
5'
11'
8' TALL MAINT GATE
2'
DELIVERY &
RIDESHARE
3'
22'
8'-6"
8'-6"
18'
EV
EV
EV
GUEST
GUEST
GUEST
GUEST SPACES
BUZZED IN BY DESK
ROLLING GATE
8' TALL
BIKE RM WALLS 20%
OPEN, EVENLY SPACED
TRAFFIC CTRL
LIGHT
NOTE: ALL PARKING AND TRAFFIC CONTROL MARKS TO BE HIGH REFLECTIVE PAINT
15'
25'
8' TALL GATE
COLLAPSIBLE BOLLARDS, EMERGENCY
ACCESS ONLY WITH KNOX LOCK/BOX
GUEST
TRASH CHUTE
ABOVE
TURNAROUND
8'-6"
G
Architecture
Interior Design
Landscape Architecture
Engineering
BKV
R
O U P
1054 31st Street NW
Canal Square
Suite 410
Washington, DC
20007
202.595.3173
www.bkvgroup.com
© 2024 BKV Group
SHEET NUMBER
SHEET TITLE
DRAWN BY
CHECKED BY
COMMISSION NUMBER
PROJECT TITLE
CONSULTANTS
CERTIFICATION
1026 E Spence Ave South
Parcel PH1-Tempe-AZ
ISSUE #
DATE
DESCRIPTION
09/09/2024
Preliminary Site Plan Submission
2623-07
12/20/2024
DPR Submission
03/24/2025
DPR Resubmission
N
Author
Checker
A101
LEVEL 1
FLOOR PLAN
1
A102
1/16" = 1'-0"
LEVEL 1 OVERALL FLOOR PLAN
SCALE: 1/16" = 1' - 0"
0'
16'
32'
48'
8'
B
B
A
A
34
31
0 /2 /2025
DPR Resubmission
03
4
EXHIBIT 43
MEP
470 SF
BUILDING ABOVE
23'
23'
9%
DN
UP
DN.
UP
DN.
P
P
23'
23'
18%
RAMP DN
20'
SETBACK
12'
SETBACK
10'
SETBACK
10'-4"
SETBACK
274'-5"
274'-5"
102'-8"
262'-5"
12'
90'-7"
12'-1"
102'-8"
124'-11"
306'-4"
21'-8"
5'
4'-6" HIGH WALL
2'
MEP
261 SF
2'
2'-4"
5'
55 PARKING SPACES
2'
2'-8"
MEP RM NEEDS INFREQUENT ACCESS
ASSIGNED CAR CAN BE MOVED IF NEEDED
N
Author
Checker
A102
MEZZANINE
FLOOR PLAN
1
A103
1/16" = 1'-0"
LEVEL M OVERALL FLOOR PLAN
SCALE: 1/16" = 1' - 0"
0'
16'
32'
48'
8'
G
Architecture
Interior Design
Landscape Architecture
Engineering
BKV
R
O U P
1054 31st Street NW
Canal Square
Suite 410
Washington, DC
20007
202.595.3173
www.bkvgroup.com
© 2024 BKV Group
SHEET NUMBER
SHEET TITLE
DRAWN BY
CHECKED BY
COMMISSION NUMBER
PROJECT TITLE
CONSULTANTS
CERTIFICATION
1026 E Spence Ave South
Parcel PH1-Tempe-AZ
ISSUE #
DATE
DESCRIPTION
09/09/2024
Preliminary Site Plan Submission
2623-07
12/20/2024
DPR Submission
03/24/2025
DPR Resubmission
B
B
A
A
55
53
0 /2 /2025
DPR Resubmission
03
4
EXHIBIT 44
MEP
102 SF
MEP
25 SF
MEP
25 SF
MEP
25 SF
D2
1,301 SF
B2
837 SF
B2
837 SF
B2
837 SF
S2
417 SF
A2
580 SF
S1
378 SF
S3
453 SF
C3-ALT
1,010 SF
C3
1,101 SF
D2
1,301 SF
D2
1,301 SF
S2
417 SF
C3
1,101 SF
C3
1,101 SF
E2
1,712 SF
C4
1,117 SF
C4
1,117 SF
C4-ALT
1,095 SF
D3
1,363 SF
20'
SETBACK
62'-2"
12'
SETBACK
10'-4"
SETBACK
UP
DN.
UP
DN.
P
P
8'-10"
36'-3"
274'-5"
43'-10"
6'
41'-6"
12'
24'-11"
16'-7"
274'-5"
12'
41'-6"
14'-10"
61'-3"
107'-3"
27'-6"
9'
21'
49'-9"
21'
18'
21'-1"
49'-10"
20'-9"
24'-6"
12'
36'-3"
8'-10"
45'-6"
12'-8"
4'
107'-3"
25'
5'
7'
SETBAC
25'
TRASH
80 SF
124'-11"
306'-4"
N
Author
Checker
A103
LEVEL 2
FLOOR PLAN
1
A104
1/16" = 1'-0"
LEVEL 2 OVERALL FLOOR PLAN
SCALE: 1/16" = 1' - 0"
0'
16'
32'
48'
8'
G
Architecture
Interior Design
Landscape Architecture
Engineering
BKV
R
O U P
1054 31st Street NW
Canal Square
Suite 410
Washington, DC
20007
202.595.3173
www.bkvgroup.com
© 2024 BKV Group
SHEET NUMBER
SHEET TITLE
DRAWN BY
CHECKED BY
COMMISSION NUMBER
PROJECT TITLE
CONSULTANTS
CERTIFICATION
1026 E Spence Ave South
Parcel PH1-Tempe-AZ
ISSUE #
DATE
DESCRIPTION
09/09/2024
Preliminary Site Plan Submission
2623-07
12/20/2024
DPR Submission
03/24/2025
DPR Resubmission
B
B
A
A
0 /2 /2025
DPR Resubmission
03
4
83
C
1,
52'-2"
CK
EXHIBIT 45
OUTDOOR
TERRACE BELOW
OUTDOOR
TERRACE BELOW
MEP
102 SF
MEP
25 SF
MEP
25 SF
MEP
25 SF
D2
1,301 SF
B2
837 SF
B2
837 SF
B2
837 SF
S2
417 SF
A2
580 SF
S1
378 SF
S3
453 SF
C3-ALT
1,010 SF
D1
1,255 SF
D1
1,255 SF
D1
1,255 SF
B3
955 SF
C3
1,101 SF
D2
1,301 SF
D2
1,301 SF
S2
417 SF
S2
417 SF
A1
547 SF
C3
1,101 SF
C3
1,101 SF
D1
1,255 SF
UP
DN.
UP
DN.
P
P
BUILDING ABOVE
20'
SETBACK
52'-2"
62'-2"
25'
5'
12'
SETBACK
7'
SETBACK
10'-4"
SETBACK
25'
8'-10"
36'-3"
274'-5"
43'-10"
6'
41'-6"
12'
24'-11"
16'-7"
274'-5"
12'
41'-6"
14'-10"
61'-3"
107'-3"
27'-6"
9'
21'
49'-9"
21'
18'
21'-1"
49'-10"
20'-9"
24'-6"
12'
36'-3"
8'-10"
45'-6"
12'-8"
4'
107'-3"
TRASH
80 SF
124'-11"
306'-4"
G
Architecture
Interior Design
Landscape Architecture
Engineering
BKV
R
O U P
1054 31st Street NW
Canal Square
Suite 410
Washington, DC
20007
202.595.3173
www.bkvgroup.com
© 2024 BKV Group
SHEET NUMBER
SHEET TITLE
DRAWN BY
CHECKED BY
COMMISSION NUMBER
PROJECT TITLE
CONSULTANTS
CERTIFICATION
1026 E Spence Ave South
Parcel PH1-Tempe-AZ
ISSUE #
DATE
DESCRIPTION
09/09/2024
Preliminary Site Plan Submission
2623-07
12/20/2024
DPR Submission
03/24/2025
DPR Resubmission
N
Author
Checker
A104
LEVEL 3
FLOOR PLAN
1
A105
1/16" = 1'-0"
LEVELS 3-4 OVERALL FLOOR PLAN
SCALE: 1/16" = 1' - 0"
0'
16'
32'
48'
8'
B
B
A
A
0 /2 /2025
DPR Resubmission
03
4
EXHIBIT 46
D2
1,301 SF
B2
837 SF
B2
837 SF
B2
837 SF
S2
417 SF
A2
580 SF
S1
378 SF
S3
453 SF
C3-ALT
1,010 SF
D1
1,255 SF
D1
1,255 SF
C3
1,101 SF
D2
1,301 SF
D2
1,301 SF
S2
417 SF
A1
547 SF
C3
1,101 SF
D1
1,255 SF
OUTDOOR
TERRACE BELOW
OUTDOOR
TERRACE BELOW
MEP
25 SF
MEP
25 SF
MEP
25 SF
UP
DN.
UP
DN.
P
P
C6
1,166 SF
C7
1,192 SF
C1
1,000 SF
5'-6"
TERRACE
20'
SETBACK
52'-2"
62'-2"
25'
5'
12'
SETBACK
7'
SETBACK
10'-4"
SETBACK
25'
8'-10"
36'-3"
274'-5"
43'-10"
6'
41'-6"
12'
24'-11"
16'-7"
274'-5"
12'
41'-6"
14'-10"
61'-3"
107'-3"
27'-6"
9'
21'
49'-9"
21'
18'
21'-1"
49'-10"
20'-9"
24'-6"
12'
3'
87'-9"
12'-8"
4'
107'-3"
BUILDING ABOVE
TRASH
80 SF
124'-11"
306'-4"
TERRACE
24" TALL PARAPET WALL WITH THE TOP 4' GLAZING, LOCKABLE
GATES IN PRIVATE TERRACE FENCE TO MAINTAIN PLANTING.
N
Author
Checker
A105
LEVEL 4
FLOOR PLAN
1
A105
1/16" = 1'-0"
LEVELS 3-4 OVERALL FLOOR PLAN
SCALE: 1/16" = 1' - 0"
0'
16'
32'
48'
8'
G
Architecture
Interior Design
Landscape Architecture
Engineering
BKV
R
O U P
1054 31st Street NW
Canal Square
Suite 410
Washington, DC
20007
202.595.3173
www.bkvgroup.com
© 2024 BKV Group
SHEET NUMBER
SHEET TITLE
DRAWN BY
CHECKED BY
COMMISSION NUMBER
PROJECT TITLE
CONSULTANTS
CERTIFICATION
1026 E Spence Ave South
Parcel PH1-Tempe-AZ
ISSUE #
DATE
DESCRIPTION
09/09/2024
Preliminary Site Plan Submission
2623-07
12/20/2024
DPR Submission
03/24/2025
DPR Resubmission
B
B
A
A
0 /2 /2025
DPR Resubmission
03
4
EXHIBIT 47
D2
1,301 SF
B2
837 SF
B2
837 SF
B2
837 SF
S2
417 SF
A2
580 SF
S1
378 SF
S3
453 SF
C3-ALT
1,010 SF
D1
1,255 SF
D1
1,255 SF
C3
1,101 SF
D2
1,301 SF
S2
417 SF
A1
547 SF
D1
1,255 SF
OUTDOOR
TERRACE BELOW
OUTDOOR
TERRACE BELOW
MEP
25 SF
MEP
25 SF
MEP
25 SF
UP
DN.
UP
DN.
P
P
A3
619 SF
E1
1,557 SF
C1
1,000 SF
4'-6"
25'-6"
C2
1,032 SF
C5
1,152 SF
TERRACE
TERRACE
20'
SETBACK
52'-2"
62'-2"
25'
5'
12'
SETBACK
7'
SETBACK
10'-4"
SETBACK
25'
8'-10"
36'-3"
274'-5"
43'-10"
6'
41'-6"
12'
24'-11"
16'-7"
274'-5"
12'
41'-6"
14'-10"
61'-3"
107'-3"
27'-6"
9'
21'
49'-9"
21'
18'
21'-1"
49'-10"
20'-9"
24'-6"
12'
3'
87'-8"
12'-8"
4'
107'-3"
TRASH
80 SF
124'-11"
306'-4"
24" TALL PARAPET WALL WITH THE TOP 4' GLAZING, LOCKABLE
GATES IN PRIVATE TERRACE FENCE TO MAINTAIN PLANTING.
G
Architecture
Interior Design
Landscape Architecture
Engineering
BKV
R
O U P
1054 31st Street NW
Canal Square
Suite 410
Washington, DC
20007
202.595.3173
www.bkvgroup.com
© 2024 BKV Group
SHEET NUMBER
SHEET TITLE
DRAWN BY
CHECKED BY
COMMISSION NUMBER
PROJECT TITLE
CONSULTANTS
CERTIFICATION
1026 E Spence Ave South
Parcel PH1-Tempe-AZ
ISSUE #
DATE
DESCRIPTION
09/09/2024
Preliminary Site Plan Submission
2623-07
12/20/2024
DPR Submission
03/24/2025
DPR Resubmission
N
Author
Checker
A106
1
A106
1/16" = 1'-0"
LEVEL 5 OVERALL FLOOR PLAN
SCALE: 1/16" = 1' - 0"
0'
16'
32'
48'
8'
LEVEL 5
FLOOR PLAN
B
B
A
A
0 /2 /2025
DPR Resubmission
03
4
EXHIBIT 48
E3
1,750 SF
E3
1,750 SF
E3
1,750 SF
B2
837 SF
B2
837 SF
B2
837 SF
S2
417 SF
A2
580 SF
S1
378 SF
S3
453 SF
C3-ALT
1,010 SF
D1
1,255 SF
D1
1,255 SF
C3
1,101 SF
S2
417 SF
A1
547 SF
D1
1,255 SF
OUTDOOR
TERRACE BELOW
OUTDOOR
TERRACE BELOW
MEP
25 SF
MEP
25 SF
MEP
25 SF
UP
DN.
UP
DN.
P
P
B1
875 SF
C1
1,000 SF
C5
1,152 SF
C2
1,032 SF
20'
SETBACK
52'-2"
62'-2"
25'
5'
12'
SETBACK
7'
SETBACK
10'-4"
SETBACK
25'
8'-10"
36'-3"
274'-5"
43'-10"
6'
41'-6"
12'
24'-11"
16'-7"
274'-5"
12'
41'-6"
14'-10"
61'-3"
107'-3"
27'-6"
9'
21'
49'-9"
21'
18'
21'-1"
49'-10"
20'-9"
24'-6"
12'
3'
87'-8"
12'-8"
4'
107'-3"
TRASH
80 SF
124'-11"
306'-4"
G
Architecture
Interior Design
Landscape Architecture
Engineering
BKV
R
O U P
1054 31st Street NW
Canal Square
Suite 410
Washington, DC
20007
202.595.3173
www.bkvgroup.com
© 2024 BKV Group
SHEET NUMBER
SHEET TITLE
DRAWN BY
CHECKED BY
COMMISSION NUMBER
PROJECT TITLE
CONSULTANTS
CERTIFICATION
1026 E Spence Ave South
Parcel PH1-Tempe-AZ
ISSUE #
DATE
DESCRIPTION
09/09/2024
Preliminary Site Plan Submission
2623-07
12/20/2024
DPR Submission
03/24/2025
DPR Resubmission
N
Author
Checker
A107
1
A107
1/16" = 1'-0"
LEVEL 6 OVERALL FLOOR PLAN
SCALE: 1/16" = 1' - 0"
0'
16'
32'
48'
8'
LEVEL 6
FLOOR PLAN
B
B
A
A
0 /2 /2025
DPR Resubmission
03
4
EXHIBIT 49
HVAC UNITS
20'
SETBACK
62'-2"
12'
SETBACK
7'
SETBACK
10'-4"
SETBACK
8'-10"
36'-3"
274'-5"
43'-10"
6'
41'-6"
12'
24'-11"
16'-7"
274'-5"
12'
41'-6"
14'-10"
61'-3"
107'-3"
27'-6"
9'
21'
49'-9"
21'
18'
21'-1"
49'-10"
20'-9"
24'-6"
12'
3'
87'-8"
12'-8"
4'
107'-3"
124'-11"
306'-4"
ROOF ACCESS
N
Author
Checker
A141
1
A141
1/16" = 1'-0"
ROOF PLAN
SCALE: 1/16" = 1' - 0"
0'
16'
32'
48'
8'
ROOF PLAN
G
Architecture
Interior Design
Landscape Architecture
Engineering
BKV
R
O U P
1054 31st Street NW
Canal Square
Suite 410
Washington, DC
20007
202.595.3173
www.bkvgroup.com
© 2024 BKV Group
SHEET NUMBER
SHEET TITLE
DRAWN BY
CHECKED BY
COMMISSION NUMBER
PROJECT TITLE
CONSULTANTS
CERTIFICATION
1026 E Spence Ave South
Parcel PH1-Tempe-AZ
ISSUE #
DATE
DESCRIPTION
09/09/2024
Preliminary Site Plan Submission
2623-07
12/20/2024
DPR Submission
03/24/2025
DPR Resubmission
A
B
B
A
A
0 /2 /2025
DPR Resubmission
03
4
EXHIBIT 50
Author
Checker
A201
TYPICAL
UNITS
G
Architecture
Interior Design
Landscape Architecture
Engineering
BKV
R
O U P
1054 31st Street NW
Canal Square
Suite 410
Washington, DC
20007
202.595.3173
www.bkvgroup.com
© 2024 BKV Group
SHEET NUMBER
SHEET TITLE
DRAWN BY
CHECKED BY
COMMISSION NUMBER
PROJECT TITLE
CONSULTANTS
CERTIFICATION
1026 E Spence Ave South
Parcel PH1-Tempe-AZ
ISSUE #
DATE
DESCRIPTION
09/09/2024
Preliminary Site Plan Submission
2623-07
12/20/2024
DPR Submission
7
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$
81,7%
&
7
:+$+8
'
:
3
':
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/,9,1*
[
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[
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[
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[
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8
&/5
&/5
$
:
+2/'
+2/'
0,1
'
'
/
4
4
:
:
:
:
$
81,7%
&
$
81,76
$
$
EXHIBIT 51
Author
Checker
A202
TYPICAL
UNITS
G
Architecture
Interior Design
Landscape Architecture
Engineering
BKV
R
O U P
1054 31st Street NW
Canal Square
Suite 410
Washington, DC
20007
202.595.3173
www.bkvgroup.com
© 2024 BKV Group
SHEET NUMBER
SHEET TITLE
DRAWN BY
CHECKED BY
COMMISSION NUMBER
PROJECT TITLE
CONSULTANTS
CERTIFICATION
1026 E Spence Ave South
Parcel PH1-Tempe-AZ
ISSUE #
DATE
DESCRIPTION
09/09/2024
Preliminary Site Plan Submission
2623-07
12/20/2024
DPR Submission
)6
7
:+$+8
'
:
3
3
':
[
/,9,1*
[
.,7&+(1
[
%('5220
[
%$7+
[
:,&
[
%('5220
[
%$7+
[
:,&
'
&
%
'
%
&
'
'
$
$
7
6
6
7
+2/'
&/5
7
7
7
3
3
+2/'
&/5
&/5
$
6
6
6
6
6
6
6
6
6
$
81,7%% 6
&
$
$
7
:+$+8
'
:
3
':
[
/,9,1*
[
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%('5220
[
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$
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&/5
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+2/'
0,1
+2/'
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4
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:
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$
81,7%
&
)6
:+$+8
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81,7%
&
$
$
/(9(/
EXHIBIT 52
Author
Checker
A203
TYPICAL
UNITS
G
Architecture
Interior Design
Landscape Architecture
Engineering
BKV
R
O U P
1054 31st Street NW
Canal Square
Suite 410
Washington, DC
20007
202.595.3173
www.bkvgroup.com
© 2024 BKV Group
SHEET NUMBER
SHEET TITLE
DRAWN BY
CHECKED BY
COMMISSION NUMBER
PROJECT TITLE
CONSULTANTS
CERTIFICATION
1026 E Spence Ave South
Parcel PH1-Tempe-AZ
ISSUE #
DATE
DESCRIPTION
09/09/2024
Preliminary Site Plan Submission
2623-07
12/20/2024
DPR Submission
'
:
:+$+8
3
':
[
/,9,1*
[
.,7&+(1
[
%('5220
[
%$7+
[
:,&
[
%('5220
[
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[
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[
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[
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[
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$/,*1
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(4
(4
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7
:+$+8
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:
3
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[
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:
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8
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8
$
81,7%
&
$
EXHIBIT 53
15'-3" x 17'-11"
BEDROOM
9'-1" x 6'-3"
BEDROOM
14'-3" x 11'-9"
KITCHEN
9'-2" x 12'-2"
LIVING
C.
C.
BATH
P.
CL.
C.
BATH
C.
BATH
CL.
W/D
W.H.
ENTRY
9'-1" x 6'-3"
BEDROOM
BATH
MECH.
10'-6" x 6'-10"
BEDROOM
10'-6" x 6'-10"
BEDROOM
6'-0"
41'-6"
6'-0"
3'-0"
22'-0"
14'-3" x 11'-9"
KITCHEN
10'-0" x 12'-2"
LIVING
CL.
C.
BATH
P.
CL.
C.
BATH
CL.
W/D
W.H.
ENTRY
15'-3" x 17'-11"
BEDROOM
MECH.
6'-0"
41'-6"
6'-0"
3'-0"
22'-0"
5'-5" x 12'-2"
DINING
Author
Checker
UNIT PLAN
SCALE: 1/4" = 1' - 0"
0'
4'
8'
12'
2'
G
Architecture
Interior Design
Landscape Architecture
Engineering
BKV
R
O U P
1054 31st Street NW
Canal Square
Suite 410
Washington, DC
20007
202.595.3173
www.bkvgroup.com
© 2024 BKV Group
SHEET NUMBER
SHEET TITLE
DRAWN BY
CHECKED BY
COMMISSION NUMBER
PROJECT TITLE
CONSULTANTS
CERTIFICATION
1026 E Spence Ave South
Parcel PH1-Tempe-AZ
ISSUE #
DATE
DESCRIPTION
09/09/2024
Preliminary Site Plan Submission
2623-07
TYPICAL CURRENTLY
PROPOSED 4 BEDROOM UNIT
TYPICAL 4 BEDROOM UNIT
CONVERTED INTO A 2 BEDROOM UNIT
EXHIBIT 54
The Marshall Phase II
Public Involvement Plan (“PIP”) – Final Report
Project Name: The Marshall Phase II
Project Address: 1034 East Spence Avenue
Project Location: Northeast Corner of the intersection of E. Spence Ave. and S. Jentilly Lane
Case Number(s): PL240473
Date Submitted: April 28, 2025
EXHIBIT 55
A. Meeting Date and Location
The neighborhood meeting for “The Marshal – Phase II” (Case No. PL240473) (herein the
“Project”) was held on Wednesday, February 26, 2025 at 6:00 P.M. The neighborhood meeting
took place at the Moxy Tempe Hotel, located just west of the site at1333 South Rural Road.
B. Notification
The notification letter (Exhibit A) for the neighborhood meeting was mailed on February 10, 2025,
via first-class mail to (i) property owners within 700 feet of the Project site (as per the list generated
by the Maricopa County Assessor’s GIS system and (ii) to the current tenants of the Tempe Palms
Apartments currently on the site via list provided by the property owner.. In addition, the site was
posted with a notification sign on February 10, 2025 (Exhibit B) in accordance with City of Tempe
sign posting language and requirements.
A total of one hundred eleven (111) notice letters were mailed to property owners within 700 feet
and thirty-seven (37) notice letters were sent to existing tenants of the property. Two (2)
notification letters were sent to registered neighborhood associations or HOAs, within 1,320 feet
of the Project (as identified by the City of Tempe). In addition, a notification email with project
information was sent to representatives of the Citizens for a Vibrant Apache Corridor (“CVAC”)
neighborhood organization. In total, one hundred fifty-one (151) notification letters were mailed.
See Exhibit C for list of all persons who received notification for the meeting.
C. Notification Area Map (700 Foot Buffer Tool, Maricopa County Assessor GIS)
EXHIBIT 56
D. Neighborhood Meeting
At the neighborhood meeting, there was a total of twelve (12) attendees — eight (8) members of
the public, the existing property owners (2) and the City case planner and staff (2). See Exhibit D
for a list of all persons who signed in at the neighborhood meeting.
The development team reviewed and discussed the Project site and the proposed design for the
Project with the neighborhood meeting attendees. During the neighborhood meeting the attendees
asked questions regarding the Project with specific comments regarding:
(Q1) When did the City approve this project?
Answer: The City has not approved the project. The rezoning process was explained to
those with this question, clarifying that public hearings have not yet been scheduled before
the Development Review Commission or the City Council at this time. Attendees were
informed that once those hearings are scheduled the sign on the property will be updated
and notification mailed in accordance with City Code. Their opportunity to further
participate in the entitlement process was also explained, including additional dialog with
the applicant, City staff, elected officials and opportunity to attend public hearings to
comment as well.
(Q2) Will this project be connected to the project just north?
Answer: While the project to the north is owned by Aptitude Development, the projects
will not be physically connected (i.e. the buildings). In working with Tempe staff there will
be pedestrian connectivity to Apache Blvd. and vehicular access to the north for trash
services and emergency vehicles only. This design will limit automobile traffic from the
existing development (Phase I) utilizing Spence Avenue while encouraging pedestrians to
utilize Apache Blvd for streetcar and light rail access.
(Q3) The project seems too tall and too dense, why not build it somewhere else?
Answer: The Tempe voters last year approved the 2050 General Plan which modified this
area to be “Mixed Use Urban Core, more than 65 dwelling units per acre”. Density and
height are anticipated in this area of the City. Nearby modern buildings are also of the same
or greater height; this building is complementary to the urban form of both Phase I (which
is identical in max height) and also with surrounding built context. Density at this location
is also necessary to encourage ridership on alternative transit (light rail and streetcar).
Finally, the design lowers down to four (4) stories along Spence, stepping down from
Apache southward in a contextual way that is consistent with other new construction on
Spence, such as the District and the recently approved Vale Student Housing.
(Q4) What type of security will be proposed?
Answer: The project will incorporate security cameras, secured parking, modern access
control systems in addition to building management staff. The project is also entering into
EXHIBIT 57
a Security Plan Agreement with the City of Tempe Police Department regarding operations
and protocol to ensure additional safety. In addition, the Police Department provides
comments to ensure Crime Prevention Through Environmental Design (“CPTED”)
principles are included in the design.
(Q5) What is the anticipated start for construction?
Answer: If approved by the Tempe City Council, the project is targeting to break ground
in summer of 2026.
(Q6) If approved, how long would you anticipate the construction taking?
Answer: Once started, construction would take approximately 24 months.
(Q7) Is there a plan for the relocation of existing tenants?
Answer: Existing tenants will have to move once their lease agreements with the current
property owner ends.
(Q8) There does not appear to be sufficient parking for the project.
Answer: Based on prior developments by Aptitude and other projects in the area, the
demand for student housing is significantly less than a standard, non-student focused
community. With the project being in close proximity to light rail, streetcar, and the campus
of ASU, there is a greatly reduced demand for students have vehicles, much less use them
for campus access. The proposed parking ratio is consistent with other student housing
project along the Apache corridor.
(Q9) Would prefer the project has a starting stepdown at 3-stories rather than 4-stories.
Answer: The 4-story stepback is consistent with other student housing projects along
Spence Avenue (The District and Vale). In addition, in working with Tempe Planning and
Fire Department staff, the ground floor setback has been pushed back from Spence Avenue,
allowing for additional room for landscaping and to not have the building close to the
sidewalk. As with all design, balance between aesthetic desires, context, life/safety
standards and practical construction needs must be achieved. This design provides a
stepdown that is inline with other nearby modern Spence fronting projects while ensuring
fire requirements are met.
(Q10) The proposed project is not consistent with the surrounding area.
Answer: Current modern development and recent approvals provide similar density,
height, parking and modern design context to the area, which is growing due to proximity
to ASU, light rail and streetcar facilities. Policy for these changes further supports this
plan. Last year, the City of Tempe and voters approved the 2050 General Plan which
designated the adjacent surrounding area (north of Spence) as Mixed-Use Urban Core,
EXHIBIT 58
more than 65 dwelling units per acre. The proposed rezoning and development plan review
requests are consistent with the 2050 General Plan, recently approved by the Tempe voters.
(Q11) Is there a way to increase the height of the walls/screening adjacent to the
amenity/patio areas? Would like to limit objects thrown by residents.
Answer: The project will meet the minimum City of Tempe wall/screening requirements
adjacent to the amenity/patio areas. The design team is happy to look into options to
increase the heights based on your concerns. Regarding objects thrown, there will be
significant security cameras around the property, if a resident throw objects from a balcony
area, their lease will be terminated and they will be kicked off property.
The neighborhood meeting lasted approximately one (1) hour. The attendees were encouraged to
contact the applicant’s representative with any additional questions or comments.
One attendee filled out a neighborhood meeting comment card (Exhibit E) stating concerns with
building height, traffic, and parking.
E. Stakeholder Meetings
On February 18, 2025 representatives of the development team made a presentation to the Citizens
for a Vibrant Apache Corridor (“CVAC”) neighborhood organization at their monthly meeting.
Comments and discussion regarding building materials, building height, building step backs, and
traffic/parking were topics discussed.
On April 3, 2025 three members of BKV Group (project architect), a member from CHA Solutions
(project engineer) met with Matt Salenger and Phil Amorosi (CVAC) to discuss revisions to the
project elevations and project updates in response to CVAC comments received at the February
18, 2025 meeting. During the meeting CVAC discussed comments regarding the Project with
specific comments regarding:
• Concern regarding 4-story frontage on Spence, with a statement that there are “no other
7-story projects on Spence”.
• Not in conformance with General Plan, with a statement made that the General Plan
contemplated high density for block-to-block large developments with access onto
Apache Blvd.
• Concern regarding the number of parking spaces provided and traffic entering/exiting
onto Spence Avenue.
In response to CVAC comments, it is important to note that there are other 4-story projects along
Spence Avenue (both existing and approved) with increasing heights provided as they stepback
from the street edge. The design of the building is a direct result of the development team working
closely with City staff regarding compliance with building and fire codes for building stepbacks
based on the ground floor from Spence Avenue. Most critically, the stepback along Spence is
limited in its distance due to Fire Department access needs. This design provides a consistent four-
EXHIBIT 59
story form along the street edge of Spence, while permitting code compliant stepbacks for the
upper floors.
With regard to the General Plan comments, we are unaware of any specific text in the 2050 General
Plan restricting the Site’s existing Mixed-Use Urban Core, more than 65 du/ac designation. The
project is in compliance with the recently approved 2050 General Plan (Mixed-Use Urban Core,
more than 65 du/ac designation), particularly by achieving the density required by the plan as well
as other policies and goals as noted in the application.
Finally, as to parking and access onto Spence Avenue, the parking ratio proposed is consistent
with other student housing developments in the area. In addition, less parking spaces equates to
less cars onsite and thus use of Spence Avenue, which is an understandable concern. Traffic data
shows that Spence Avenue has additional capacity and a Traffic Impact Study was supplied and
reviewed/approved by City staff with this application. Based on proximity to ASU, Tempe
Streetcar, and the Valley Metro Light Rail it is anticipated that many tenants will utilize alternative
means for transportation rather than solely rely on an automobile, and those that are driving will
likely move westward to the signalized intersection at Spence and Rural Road.
F. Summary
Overall, twelve (12) interested people participated in the neighborhood meeting for the Project.
Additional dialog with CVAC has been ongoing, with their comments noted and, as feasible,
addressed in the current project plans.
Neighborhood outreach by the applicant’s consultant team will continue throughout the Zone
Change, Planned Area Development, and Development Plan Review process to inform neighbors
about the Project and to solicit additional comments.
EXHIBIT 60
1614 E. Cedar St. Tempe, AZ 85281 P: 602-541-5163
E: cvactempe@gmail.com
Re: The Marshall Phase II
04.07.25
To: Chris Jasper, Ryan Levesque, & Jeff Tamulevich
Phil Amorosi and I met with representatives of the development known as The
Marshall Phase II on Thursday April 3. In a previous meeting, I had provided
designs and dimensions for the south end of the Marshall building that would drop
the appearance of a large building down to the scale of the 2-4 story structures
along Spence Avenue. In the meeting last week, the design team (from
Washington DC) informed us that what I provided may not meet with fire codes,
and so they abandoned most of the discussed revisions.
Our complaints about the current planning for this project:
1. Phil and I feel adamant that a seven-story façade on Spence is a horrible
idea and out of scale with the rest of the buildings along the street. If
approved, this would provide a truly horrible precedent for Spence, particularly
since it would be extremely difficult to ever widen the street to accommodate
taller buildings. However, we could live with a four-story building on the site.
2. The plans call for 91 parking spaces in the Phase II building, and that
those cars will be able to exit the building onto Spence, which is not something
we can tolerate given its location in the center of Spence Avenue. The traffic is
already heavy at certain times of the day, with cars stacked up 10-12 deep
(particularly at Rural.) Phil states that the General Plan 2050 allowed
developments to occupy property at Apache to the north, and Spence to the
south; though the discussions for the plan would allow it only if all traffic exits
onto Apache. We would prefer the cars in Phase II be forced to exit onto
Apache, as that is an arterial road mean to take a much higher level of traffic,
whereas Spence is buckling under the circumstances currently.
Unfortunately, we feel the current design would provide negative aspects to our
city. If the Developer will not agree to a much lower scale development and other
changes, we will file an official letter of opposition on the project. We ask you to
reconsider putting any energy into this particular version of the development for
implementation.
Matthew Salenger & Phil Amorosi
Co-chairs, CVAC
EXHIBIT 61
02/06/2024
SOLID WASTE
PLAN
DRIVEWAY CONNECTION
TO THE MARSHALL ON
SPENCE, SEE LAYOUT
PLAN
MANAGEMENT TO MOVE DUMPSTERS
FROM THE MARSHALL ON SPENCE TO THE
MARSHALL AT TEMPE BUILDING ON
ALTERNATE DAYS FOR STAGING/PICKUP.
C-105
RECY
BIN2
BIN1
RECY
271 BEDS
AVERAGE 1,285lbs TRASH/DAY
2,570lbs EVERY 2 DAYS
2 CY DUMPSTER CAPACITY (COMPACTED) ~600lbs
FILL: 2 DUMPSTER/DAY, 3 DUMPSTERS MIN. ON SITE.
PICK UP: EVERY 2 DAYS
BIN3
CHUTE
EXHIBIT 62
H
Y
D
ET
ET
E
E
ET
ET
SS
S
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
EAST SPENCE AVENUE
(30' PUBLIC RIGHT-OF-WAY)
(BK 28, PG 40, MCR)
OUTH JENTILLY
LANE
(PUBLIC
RIGHT-OF-WAY)
DEN
WAY)
T
W
I
RPBP
W
RPBP
NOT A PART
LOT 1 (APN: 133-10-019E)
BK 1820, PG 31 (MCR)
OWNER: APTITUDE APACHE LLC
ZONING:MU-4 PAD
NOT A PART
MUSE AT TEMPE
TRACT A & LOTS 1-16
BK 1435, PG 10 (MCR)
OWNER: STATE OF ARIZONA
DOC# 2024-0324368 (MCR)
ZONING:CSS/R-4
NOT A PART
LOT 11 (APN: 133-10-022)
OWNER: VA PROPCO LLC
DOC# 2020-1282249 (MCR)
ZONING:R-4 PAD
NOT A PART
LOT 11 (APN: 133-10-022)
OWNER: VA PROPCO LLC DOC# 2020-1282249 (MCR)
ZONING:R-3 PAD
GATE TO BE
EQUIPPED WITH
EMERGENCY
ACCESS
AERIAL FIRE TRUCK STAGING AREA
FIRE COMMAND
ROOM
124.9
306.4'
306.4'
125.2'
ET
E
E
E
ET
G
55' R/W
SEE ALTA
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
EAST APACHE BOULEVARD
(PUBLIC RIGHT-OF-WAY)
E
T
E
NOT A PART
LOT 1 (APN: 133-10-019E)
BK 1820, PG 31 (MCR)
OWNER: APTITUDE APACHE LLC
ZONING:MU-4 PAD
O
124.9
SUPPLEMENTAL INFORMATION
Applicant
Project Name and
Address
Parcel Number
Type of Construction
IIIA (Floors 3-7) / IA (Floors: 1 - 2) per IBC
Fire Protection
NFPA 13
1034 EAST SPENCE AVE, TEMPE, ARIZONA
ALTA/NSPS LAND TITLE SURVEY by RLF
Consulting, 2024
PARCEL 1:
133-10-020: 22,875 SF ( 0.525 AC))
PARCEL 2:
133-10-021: 15,250 SF ( 0.350 AC)
TOTAL: 38,125 SF ( 0.875 AC)
Aptitude Acquisitions LLC
669 River Drive, Suite 200
Elmwood Park, NJ 07407
Contact: Brian Rosen
Ph: 201-379-4038
email: BR@aptitudere.com
The Marshall on Spence
PARCEL 1:
133-10-020: 22,875 SF ( 0.525 AC)
TOTAL: 38,125 SF ( 0.875 AC)
1034 E Spence Ave
Tempe, Arizona 85281
PARCEL 2:
133-10-021: 15,250 SF ( 0.350 AC)
Designed By:
Checked By:
Drawing No.:
Issue Date:
Designed By:
Drawn By:
Project No:
Scale:
No.
By
Date
Submittal / Revision
096928
THE MARSHALL
ON SPENCE
1034 EAST SPENCE
AVENUE
TEMPE, ARIZONA 85281
App'd.
-
AMV
AMV
BFB
AS NOTED
Drawing Copyright © 2025
315.471.3920 . www.chacompanies.com
Syracuse, NY 13202
One Park Place, 300 South State Street, Suite 600
315.471.3920 . www.chacompanies.com
Syracuse, NY 13202
One Park Place, 300 South State Street, Suite 600
APTITUDE ACQUISITIONS LLC
669 RIVER DRIVE, SUITE 200
ELMWOOD PARK, NJ 07407
CIVIL ENGINEERING:
DEVELOPER:
CONTACT:
Anthony Vitale 315.471.3920
SITE VICINITY MAP
FIRE ACCESS
PLAN
C-103
LEGEND FOR
PROPOSED IMPROVEMENTS
FIRE ACCESS TO E APACHE BOULEVARD
SCALE: 1"=30"
MATCHLINE
MATCHLINE
EXHIBIT 63
G
Architecture
Interior Design
Landscape Architecture
Engineering
BKV
R
O U P
1054 31st Street NW
Canal Square
Suite 410
Washington, DC
20007
202.595.3173
www.bkvgroup.com
© 2024 BKV Group
SHEET NUMBER
SHEET TITLE
DRAWN BY
CHECKED BY
COMMISSION NUMBER
PROJECT TITLE
CONSULTANTS
CERTIFICATION
1026 E Spence Ave South
Parcel PH1-Tempe-AZ
ISSUE #
DATE
DESCRIPTION
09/09/2024
Preliminary Site Plan Submission
2623-07
12/20/2024
DPR Submission
03/24/2025
DPR Resubmission
Author
Checker
A000.3
SOLAR STUDY
0 /2 /2025
DPR Resubmission
03
4
EXHIBIT 64
PARKING ANALYSIS
CivTech Inc. • 10605 North Hayden Road • Suite 140 • Scottsdale, Arizona 85260
Phone: 480.659.4250 • Fax: 480.659.0566
April 23, 2025
Aptitude Apache LLC
c/o CHA Solutions
Attn: Mr. Anthony Vitale, P.E.
300 South State Street Suite 600
Syracuse, New York 13202-2024
RE: PARKING ANALYSIS FOR THE MARSHALL ON SPENCE (PHASE II) – 1034 EAST SPENCE AVENUE
(FORMERLY 1026) – TEMPE: CASE NOS. PL240473, DPR240152, PAD240018, ZON240015
Dear Mr. Vitale:
Thank you for engaging CivTech to provide CHA Solutions (CHA) with this Parking Analysis for Phase
II of The Marshall, a student housing project proposed for two parcels on the north side of East
Spence Avenue east of Rural Road in the City of Tempe, Arizona (the “Project”). The Maricopa
County Assessor Parcel Numbers (APN) for the two parcels are APN 133-10-020 and -021 from east
to west and from the larger to the smaller. Both parcels are currently owned by a single owner and
developed with the Tempe Palms Apartments, a low-rise (up to three stories) multifamily complex
with 38 dwelling units (DUs). The Project will provide parking for 89 motor vehicles, consisting of 88
secured/access-controlled spaces [84 for residents and four (4) for guests] within a two-level parking
structure and one (1) unsecured space for an ATM and passenger pick-up/drop-off operations; 132
bicycle parking spaces will also be provided. Three (3) spaces will be made ready for electric vehicles
by the installation of the conduit necessary for future a charging station. The developer will provide
an 8-foot by 8-foot pad at the curb along Spence Avenue in the southwest corner of the site, where
riders of Tempe’s Orbit Mars circulator (which runs along Spence Avenue) may wait for and flag down
the circulator.
The two-level garage will have one (1) level at the ground/first floor and a ramp to a mezzanine level.
Access to the parking garage will be via one (1) driveway along Spence Avenue. Additionally, a
connection for use by emergency vehicles only (and not by residents of the Marshall) will be provided
between Phase I of the Marshall project and this phase, Phase II.
Figure 1 at the top of the next page is an aerial photograph of the project vicinity identifies the site
and shows the development surrounding the site, including the site of Phase I, which is outlined. The
site is just outside Tempe’s Transportation Overlay District (TOD); Phase I is within the TOD. The
site is located within Tempe’s Bicycle Commute Area as defined in Section 4-603 of the Tempe Zoning
and Development Code (ZDC), under Subsection D.4, Bicycle Parking. The site is located
approximately 1,100 feet from the nearest light rail station (University Drive/Rural Road). See
Attachment A for the Project’s ground floor site plan and the mezzanine parking level.
EXHIBIT 65
Parking Analysis
1034 East Spence Avenue – Tempe, Arizona
April 23, 2025
Page 2 of 10
FIGURE 1 – VICINITY MAP
BACKGROUND AND PURPOSE
The proposed development will redevelop two existing parcels that currently provides 38 dwelling
units (DUs) of multifamily housing. This Parking Analysis has been prepared to document the
minimum number of parking spaces required by the Project in accordance with Part 4 of the City of
Tempe Zoning and Development Code (the “Code” or ZDC) for the proposed Project. Ratios for Off-
Site Parking are found in Table 4-603E of the ZDC for both motor vehicles and bicycles and in Table
5-612A for allowable reductions to minimum motor vehicle parking in the TOD. Subparagraph D.4 of
Section 4-603 defines the boundaries of the “Bicycle Commute Area” as being “properties north of
Southern Avenue extending north, east and west to the city limit lines.” Relevant excerpts from the
Code are included as Attachment B.
PROPOSED DEVELOPMENT
The development is proposed to consist of seven-story (i.e., mid-rise) building with 105 purpose-built
student housing units [21 studio units, 10 one-bedroom, 17 two-bedroom, 27 three-bedroom, 25
four-bedroom units, and five (5) five-bedroom units). A total of 271 bedrooms will be provided under
EXHIBIT 66
Parking Analysis
1034 East Spence Avenue – Tempe, Arizona
April 23, 2025
Page 3 of 10
the expected mix of units. Table 1 breaks down the
proposed development by type of unit and number of
bedrooms. An area of 122 square feet is being provided
for an ATM.
Site Access. As noted, access to the Project from Spence
Avenue will be via one (1) driveway along Spence
Avenue. Additionally, a connection for use by
emergency vehicles only (and not by residents of the
Marshall) will be provided between Phase I of the
Marshall project and this phase, Phase II, which, as can be seen in Figure 1 is now under
construction to the north along Apache Boulevard.
Surrounding Land Use. Surrounding the Site is a mix of multifamily/purpose-built student housing,
traditional single-family home neighborhoods, commercial, retail, restaurant, and hospitality uses.
While there are ancillary buildings and facilities of Arizona State University (“ASU”) along one or both
sides of the Rural Road corridor to the south side of the UPRR track, ASU’s main campus is
approximately one-half mile to the northwest.
Transit. The proposed Project will be within a few-minute walk of Rural Road, along which there are
north- and southbound transit stops at Spence Avenue for the fixed Route 72 bus (Rural/Scottsdale
Roads). The route passes through the Tempe Transportation Center (TTC), a transit hub with a Valley
Metro light-rail station and through which four (4) other local bus routes pass (48, 62, 65, and 66)
In addition, one (1) of Tempe’s free Orbit neighborhood circulators (Mars) originates at the TTC and
riders can flag down the Mars Orbit anywhere along Spence Avenue: the developer will provide an
8-foot by 8-foot pad at the curb along Spence Avenue in the southwest corner of the site, where riders
of Tempe’s Orbit Mars circulator (which runs along Spence Avenue) may wait and flag the circulator
down. Finally, Tempe’s Streetcar runs east-west along Apache Boulevard with a stop at Rural Road,
less than one-half mile (0.35 miles) from the site. Figure 2 at the top of the next page shows the
transit stops in vicinity of the site.
Bicycle and Pedestrian Facilities. The proposed Project is within Tempe’s designated Bicycle Commute
Area as defined in Section 4-603 of the Tempe Zoning and Development Code (ZDC), under Subsection
D.4, Bicycle Parking. Tempe has bicycle lanes in the vicinity of the site. A bicycle lane is defined by
the City as a “portion of a roadway designated for preferential or exclusive use of bicycles and defined
by pavement markings, curbs, signs or other traffic-control devices.” Bicycle lanes are a minimum of
four (4) feet in width. Multi-use paths, which are defined as a “paved facility completely separate from
the roadway and motorized traffic designated for non-motorized, mixed use,” are a minimum of 10
feet in width and can be used by pedestrians. The nearest multi-use path begins approximately seven-
tenths of a mile from the site on Terrace Road and extends just 600 feet to 8th Street. Pedestrians
also have access to Tempe’s extensive network on sidewalks along its streets. Figure 3 on the next
page (below Figure 2) depicts the bicycle lanes and multi-use paths in the vicinity of the Project. In
addition, a sidewalk will be provided between Phases I and II to allow Phase II residents direct access
to Apache Boulevard.
TABLE 1 – TOTAL LAND USE BREAKDOWN
Unit Type
Quantity Bedrooms
Studio
21 DUs
21 Beds
1 BR
10 DUs
10 BRs
2 BR
17 DUs
34 BRs
3 BR
27 DUs
81 BRs
4 BR
25 DUs
100 BRs
5 BR
5 DUs
25 BRs
Apartments
105 DUs
271 BRs
ATM
122 sf
EXHIBIT 67
Parking Analysis
1034 East Spence Avenue – Tempe, Arizona
April 23, 2025
Page 4 of 10
FIGURE 2 – VICINITY MAP SHOWING SITE AND TRANSIT STOPS
FIGURE 3 – BICYCLE LANES AND MULTI USE PATHS NEAR PROPOSED DEVELOPMENT
EXHIBIT 68
Parking Analysis
1034 East Spence Avenue – Tempe, Arizona
April 23, 2025
Page 5 of 10
Other Modes of Transportation. In addition to the above traditional alternative modes of travel, a
scooter may be rented on an hourly basis at any of several locations. Ride-hailing services, such as
Uber, Lyft, and Waymo, are more frequently used and a significantly lower cost alternative to renting
a vehicle that would stay parked at the Site, further reducing the need for parking spaces. To
accommodate these services and traditional taxi services, the developer is proposing one (1)
unsecured space for an ATM and passenger pick-up/drop-off operations, as noted above.
Additionally, CivTech referred to Table B08301, Means of Transportation to Work, as compiled from
the decennial census most recently conducted by the United States Census Bureau (USCB) in 2020,
regarding the means of transportation by which residents living in the vicinity of the Project commute
to work, data most relevant to the subject of this section of the parking analysis. The latest estimates
for all of Tempe and ZIP Code 85281. Table 2 presents data on the latest estimates as reported by
the USCB for the City of Tempe and ZIP Code 85281, which consists of all of Tempe north of (and
excluding) the Broadway Road corridor.
Figure 4 presents an illustrated summary of the data CivTech estimated for 2023 (the latest year
available) from the census that is relevant to local mode split for the City and ZIP Code 85281,
omitting from the calculations those who choose to work at home.
TABLE 2 – MEANS OF TRANSPORTATION TO WORK, 2023
Label
85281
Tempe city, Arizona
Estimate
Margin of
Error (±)
Estimate
Margin of
Error (±)
Total:
41,223
1,998
117,884
4,733
Car, truck, or van:
25,870
1,943
79,962
5,399
Drove alone
22,599
1,711
72,775
5,118
Carpooled:
3,271
675
7,187
1,749
In 2-person carpool
2,292
578
4,540
1,209
In 3-person carpool
599
309
1,040
836
In 4-person carpool
156
119
1,317
1,135
In 5- or 6-person carpool
40
51
151
262
In 7-or-more-person carpool
184
192
139
249
Public transportation (excluding taxicab):
1,968
574
4,578
2,759
Bus
1,435
519
3,713
2,697
Subway or elevated rail
50
82
-
232
Long-distance train or commuter rail
-
33
-
232
Light rail, streetcar, or trolley
483
208
865
529
Ferryboat
-
33
-
232
Taxicab
132
95
457
466
Motorcycle
137
104
426
271
Bicycle
1,701
557
3,253
1,401
Walked
3,184
704
5,560
2,269
Other means
509
187
1,915
978
Worked from home
7,722
869
21,733
2,976
Sources: https://data.census.gov/table/ACSDT5Y2023.B08301?q=85281+b08301
https://data.census.gov/table/ACSDT1Y2023.B08301?q=tempe,+arizona+b08301
EXHIBIT 69
Figure 4: City-Data.com: Means of Transportation to Work
CivTech
NORTH
Not to Scale
th
Means of Transportation to Work: 85281, 2023
85281
Tempe city
Estimate
%
Estimate
%
41,223
117,884
22,599
67.5%
72,775
75.7%
3,271
9.8%
7,187
7.5%
1,435
4.3%
3,713
3.9%
533
1.6%
865
0.9%
132
0.4%
457
0.5%
137
0.4%
426
0.4%
1,701
5.1%
3,253
3.4%
3,184
9.5%
5,560
5.8%
Total
Drove alone
Carpool
Bus
Rail
Taxicab
Motorcycle
Bicycle
Walked
Other means (excludes work-at-home)
509
1.5%
1,915
2.0%
33,501
100.1%
96,151
100.1%
Total without Work-at-home
Worked from home
7,722
21,733
Total
41,223
117,884
Sources:
https://data.census.gov/table?q=tempe,+arizona+b08301&tid=ACSDT5Y2023.B08301
https://data.census.gov/table?q=85281+b08301&tid=ACSDT5Y2023.B08301
67.5%
9.8%
4.3%
1.6%
0.4%
0.4%
5.1%
9.5%
1.5%
Means of Transportation to Work: 85281, 2023
Drove alone
Carpool
Bus
Rail
Taxicab
Motorcycle
Bicycle
Walked
Other means (excludes
work-at-home)
75.7%
7.5%
3.9%
0.9%
0.5%
0.4%
3.4%
5.8%
2.0%
Means of Transportation to Work: Tempe, 2023
Drove alone
Carpool
Bus
Rail
Taxicab
Motorcycle
Bicycle
Walked
Other means (excludes
work-at-home)
The Marshall on Spence (Phase II) - Parking Analysis
EXHIBIT 70
Parking Analysis
1034 East Spence Avenue – Tempe, Arizona
April 23, 2025
Page 7 of 10
A review of the various data found in Figure 4 reveals that, for 2023, it was estimated that 67.5%
of residents in ZIP Code 85281 commuted to work alone, 9.5% walked to work, 9.8% carpooled,
5.1% bicycled, and 5.9% took public transit, such as buses (4.3%) and rail (1.6%), including ridership
on the Tempe Streetcar, which went into operation May 20, 2022. Those who worked from home
were not considered in calculating these percentages.
CITY OF TEMPE VEHICULAR PARKING REQUIREMENTS
This Parking Analysis for the Project was prepared in accordance with the applicable portions of Parts
four (4) and five (5) of the ZDC. The City’s published motor vehicle parking ratios for developments
outside of Tempe’s City Center (CC) district can be found in Table 4-603E of the ZDC, with TOD
reductions found in Table 5-612A. Bicycle parking ratios are also found in Table 4-603E for areas of
the City both within and outside of the Bicycle Commute Area described above. Columns four (4) and
five (5) of Table 3 summarize the minimum motor vehicle parking requirements for the proposed
development; Columns six (6) and seven (7) summarize the City’s bicycle space requirements.
TABLE 3 – PARKING SPACES PER TEMPE ZDC
Motor Vehicle Spaces
Bicycle Spaces
Dwellings
Bed Rooms
Per Table 5-612A
Per Table 4-603E
Land Use
Quantity Units*
Quantity Units*
TOD Vehicle
Parking
Ratio
Spaces
Required
Ratios in
Bicycle
Commute Area
Spaces
Required
(1)
(2)
(3)
(4)
(5)
(6)
(7)
Residential Parking(ITE Land Use Code = 226)
Studio+1 BR
31 DUs
31 Beds
0.75 per BR
23.25
0.75 per DU
23.3
2 Bedroom
17 DUs
34 BRs
0.75 per BR
25.50
0.75 per DU
12.8
3 Bedroom
27 DUs
81 BRs
0.75 per BR
60.75
1.00 per DU
27.0
4-Bedroom
25 DUs
100 BRs
0.75 per BR
75.00
1.00 per DU
25.0
5-Bedroom
5 DUs
25 BRs
0.75 per BR
18.75
1.00 per DU
5.0
Guest
105 DUs
---
0.20 per DU
21.00
0.20 per DU
21.0
Subtotals
105 DUs
271 BRs
224.25
114.0
Service Parking (ATM, No ITE Land Use Code)
ATM
122 sf
---
1 per 300 sf
0.40
4†
Required Totals‡
225
118
Spaces Provided
89
132
Excess (Shortage)
(136)
+14
* DUs = dwelling units; BRs = bedrooms; sf = square feet.
† For service or commercial uses, a minimum of 4 bicycle spaces is required.
‡ All totals are rounded to nearest whole number of spaces.
A review of the parking requirements for the development summarized in Table 3 based on the
parking ratios in tables 4-603E and 5-612A reveals that 225 motor vehicle spaces and 118 bicycle
spaces are required. Section 4-603.E of the Zoning and Development Code provides that parking
ratios for all MU zoning districts shall be established through the Planned Area Development (“PAD”)
Overlay process. As noted in the above table, the Project will provide through the PAD Overlay process
EXHIBIT 71
Parking Analysis
1034 East Spence Avenue – Tempe, Arizona
April 23, 2025
Page 8 of 10
spaces for 88 secured/access-controlled spaces [84 for residents and four (4) for guests] within a two-
level parking structure and one (1) unsecured space for an ATM and passenger pick-up/drop-off
operations; 132 bicycle parking spaces will also be provided.
INSTITUTE OF TRANSPORTATION ENGINEERS
CivTech has successfully used information published by the Institute of Transportation Engineers
(ITE) in recent and earlier editions of its Parking Generation Manual to justify reductions from agency
parking requirements. In this case, there is no parking information for ITE Land Use Code (LUC) 226
for Off-Campus Student Apartment (Mid-Rise) Adjacent to Campus in the latest (6th) edition of the
manual, published in November 2023.
SIMILAR DEVELOPMENTS
CivTech offers in Table 4 a summary of nine similar projects in similar conditions in Tempe over the
past ten or so years that have been approved (with two others only recently proposed) and show the
City’s willingness to consider student housing developments providing fewer parking spaces.
TABLE 4 – COMPARISON OF PARKING PROVIDED AT OTHER TEMPE DEVELOPMENTS
Residents+Guests
Development Name
(S) Student Housing
Studio/
1-BR
2-BR
3-BR
4-BR
5-BR
Total
DUs
Total
BRs
Spaces
Req'd
per ZDC
Spaces
Provided
Ratios
Per DU
(Per BR)
711 S Forest/Trinitas (S)
109
48
80
63
300
697
250
272 0.91(0.39)
701 S Mill Ave/HILO (S)
71
7
15
29
122
246
91
54 0.44(0.22)
1010 E Orange St/Tempe Crossroads (S)
58
15
3
185
261
837
680
430 1.65(0.51)
Array on Apache, 1100 E Apache (S)
74
67
6
180
327
946
775
473 1.45(0.50)
Park Place on Apache (S)
66
50
59
110
285
783
645
457 1.60(0.58)
The Hub - 323 E Veterans Pkwy (S)
96
87
53
75
30
341
879
256
213 0.62(0.24)
1010 Lemon Terrace (S)
15
77
47
75
214
610
494
352 1.64(0.58)
The District - 977 E Apache Blvd (S)
20
40
46
143
249
810
729
879 3.53(1.09)
Verve - 1011 E Orange St (S)
29
46
13
152
240
768
642
416 1.73(0.54)
The Marshall, Ph I- 1057 E Apache Blvd (S)
27
83
20
58
188
485
185
156 0.83(0.32)
Student Housing Totals/Average Ratio
10 Sites
2,753
7,506
3,784 1.37(0.50)
The Marshall, Ph II- 1034 E Spence Ave (S)
31
17
27
25
5
105
271
225
88* 0.80(0.31)
88 total spaces includes 84 for residents and 4 spaces for guests.
A review of the data presented in Table 4 reveals that the ten (10) recent purpose-built student
housing developments approved by the City provide an average of 1.47 parking spaces per DU and
an average of 0.53 spaces per BR. The Project is proposing a 41.6% lower per-unit rate at 0.80
spaces per DU and a 38.0% lower spaces-per-BR rate at 0.31 spaces per BR. As anticipated for a
development near the Streetcar corridor and in proximity to transit stops along Rural Road and the
ASU campus, the per-DU rate is higher than three (3) of the 10 per-DU rates (30.0%) and higher
than two (2) of the 10 per-BR rates (20.0%) for the other purpose-built student housing
developments approved by Tempe.
EXHIBIT 72
Parking Analysis
1034 East Spence Avenue – Tempe, Arizona
April 23, 2025
Page 9 of 10
ALTERNATIVE MODES
Tempe is a community with many transportation choices (Light Rail, Streetcar, Valley Metro fixed-
route buses, Orbit, and multi-use path systems) and this trend is expected to continue. As students
living in close proximity to ASU become less reliant on the personal vehicle, developers of multifamily
projects have been continuing to propose lower parking ratios for their multifamily projects to respond
to the market and attract prospective residents that concur. Residents that wish to keep their vehicles
will choose to pay for the privilege of a parking space or live elsewhere. Therefore, the likelihood of
the proposed development requiring the maximum number of parking spaces is reduced by the
location of the Site being near these alternative methods of travel and by being the type of community
in which the residents want to live. The use of these alternate modes of travel substantially reduces
the need for developers to provide vehicular parking at ratios published in the ZDC, as well as the
number of vehicle trips on the roadway.
Anticipated Transit Ridership. The students residing at Phase II of The Marshall will be a short walk
from the main ASU campus, lessening the need for a vehicle on property to drive to classes. Also,
they will have access to several public transit options. The development is expected to provide 271
BRs and up to 271 resident students. In many cases, residents who occupy a 3-, 4- or 5-BR unit,
which constitute 76% of all bedrooms, will have one (1) vehicle that residents of the units may share,
further reducing the need for additional parking.
A review of the data in the table on Figure 4 suggests that, if future residents used public transit at
the same rate as residents of Tempe ZIP Code 85281 overall did in 2023, 5.9% (16) of the 271
residents would use public transit, representing 4.3% (12) using the bus and 1.6% (4) using rail.
Bicycle and Pedestrian Trips. At Phase II of The Marshall, while some residents will undoubtedly have
jobs, the primary reason they will be living in off-campus student housing is convenience to the
campus. The Site’s proximity to campus means residents will not have to purchase expensive on-
campus parking permits and that they can walk or bicycle to the campus. Thus, the census data on
Figure 4, which summarizes the various means of transportation used by Tempe commuters (i.e.,
those living in their homes traveling to and from their places of employment) is not applicable here.
CivTech suggests that all residents will be pedestrians at some time and that several times the 5.8%
of residents shown in Figure 4 will use bicycles each day, perhaps as many as 132 (48.7%), the
number of bicycle spaces required by the ZDC and being provided specifically for residents.
CONCLUSIONS
From the above, the following can be concluded:
• The proposed Project is planned to consist of a seven-story building providing 105 purpose-built
student housing units with a total of 271 bedrooms.
o The breakdown of unit types by bedroom is as follows: 21 studio units, 10 one-bedroom, 17 two-
bedroom, 27 three-bedroom, 25 four-bedroom, and five (5) five-bedroom units.
• Parking for 89 motor vehicles will be provided.
o An integrated, two-level gated parking garage with one (1) ground/first floor level and a ramp to
a mezzanine level on the second floor will provide 88 secured/access-controlled spaces [84 for
EXHIBIT 73
Parking Analysis
1034 East Spence Avenue – Tempe, Arizona
April 23, 2025
Page 10 of 10
residents and four (4) for guests] within a two-level parking structure and one (1) unsecured space
for an ATM and passenger pick-up/drop-off operations.
o Three (3) motor vehicle parking spaces in the garage will be made ready for electric vehicles by
the installation of the conduit necessary for future a charging station.
• Phase II of The Marshall is located within the City’s Bicycle Commute Area. Its companion project,
The Marshall Phase I along Apache Boulevard, is within Tempe’s Transportation Overlay District
(TOD); Phase II will have bicycle and pedestrian access to Apache Boulevard through a sidewalk
to Phase I.
• Based on bicycle parking ratios published in the City’s Table 5-612A for development in the City’s
Bicycle Commute Area, 118 bicycle spaces are required. The Project’s site plan shows that 132
bicycle parking spaces will be provided, 14 more than the City’s requirement.
• The developer will provide an 8-foot by 8-foot pad at the curb along Spence Avenue in the southwest
corner of the site, where riders of Tempe’s Orbit Mars circulator (which runs along Spence Avenue)
may wait for and flag down the circulator.
• Ten (10) recent purpose-built student housing developments approved by the City provide an
average of 1.47 parking spaces per DU and an average of 0.52 spaces per BR. The Project is
proposing a 41.6% lower per-unit rate at 0.80 spaces per DU and a 38.0% lower spaces-per-BR
rate at 0.31 spaces per BR. As anticipated for a development near the Streetcar corridor and in
proximity to transit stops along Rural Road and the ASU campus, the per-DU rate is higher than
three (3) of the 10 per-DU rates (30.0%) and higher than of two (2) the 10 per-BR rates (20.0%)
for the other purpose-built student housing developments approved by Tempe
• The City of Tempe has invested in a variety of transportation options and infrastructure that will
significantly reduce the need for personal vehicles. Given the number and variety of available
alternative modes of travel, CivTech expects that a sufficient number of residents of the Project will
choose to not own a personal vehicle. Tempe’s downtown and surrounding areas have been
fashioned over time in such a way that makes it unlikely that any new development needs to provide
parking in the higher end of the parking spectrum. Moreover, Tempe has approved similar parking
reductions at other recent mixed-use, purpose-built student housing developments in this area.
Thank you for allowing CivTech to assist you on this Project. Please contact me with any questions
you may have on this analysis.
Sincerely,
CivTech
Joseph F. Spadafino, P.E., PTOE, PTP
Senior Project Manager/Traffic Engineer
Attachments (2)
X:\24-1180 CHA Solutions - The Marshall on Spence, Tempe AZ\Submittals\3rd Submittal\Parking Analysis\Marshall on Spence Parking Analysis FINAL v3_0.docx
EXHIBIT 74
TRANSPORTATION IMPACT STUDY
CivTech Inc. • 10605 North Hayden Road • Suite 140 • Scottsdale, Arizona 85260
Phone: 480.659.4250 • Fax: 480.659.0566
March 24, 2025
Aptitude Apache LLC
c/o CHA Solutions
Attn: Mr. Anthony Vitale, P.E.
300 South State Street, Suite 600
Syracuse, New York 13202-2024
RE: TRANSPORTATION IMPACT STUDY FOR THE MARSHALL ON SPENCE (PHASE II) – 1034 EAST SPENCE
AVENUE – TEMPE, ARIZONA CASE NOS. PL240473, DPR240152, PAD240018, ZON240015
Dear Mr. Vitale:
Thank you for engaging CivTech to provide CHA Solutions (CHA) with this Transportation Impact
Study (TIS) for The Marshall on Spence, Phase II of a student housing project, proposed for two
parcels on the north side of East Spence Avenue east of Rural Road in the City of Tempe (the
“Project”). The Maricopa County Assessor Parcel Numbers (APN) for the two parcels are APN 133-10-
020 and -021 from east to west. Both parcels are currently owned by a single owner and developed
with the Tempe Palms Apartments, a low-rise (up to three stories) multifamily complex with 38
dwelling units (DUs), all of which are one-bedroom (1-BR) units. The address of the new project will
be 1034 East Spence Avenue; the former address of Tempe Palms is 1026 East Spence Avenue.
INTRODUCTION
BACKGROUND AND PURPOSE
CivTech was previously engaged to prepare a TIS for The Marshall on Apache project (i.e., “Phase
I”) and was involved through its review and approval and has an understanding of the project area and
adjacent neighborhoods. Therefore, CivTech was asked by the Client in December 2024 to prepare a Trip
Generation Statement (TGS) for The Marshall Phase II to determine if the project met the City's threshold
for a required Traffic Reduction Plan under the Planned Area Development (PAD) review process.
In the December TGS, CivTech documented trip generated calculations that showed The Marshall
Phase II would generate a maximum of 41 vehicle trips during the higher PM peak hour (based on
the 262 total bedrooms expected at that time). While the current proposed bedroom count has
increased to 271, the maximum vehicle trips peak hour trips generated (documented herein) has
increased minimally to 43 trips during the PM peak hour, still well below the 75 vehicle trips during
either peak hour threshold requiring a Level 1 TIS under the City of Tempe’s Policy for Traffic Impact
Studies, Updated October 2019. Since the policy does not outline requirements for a document less
than a Level 1 TIS, which typically includes a Trip Reduction Plan (TRP), CivTech will generally adhere
to the outline of a typical Level 1 TIS while omitting the TRP.
CivTech could not find published traffic volume data along Spence Avenue. Therefore, to have an
accurate count of vehicle trips per day on Spence Avenue for this study, CivTech, recognizing that
the schedule and timing of the counts were important, recorded traffic counts during early February
2025 while ASU was in regular session.
EXHIBIT 75
Transportation Impact Study
1034 East Spence Avenue – Tempe, Arizona
Page 2
EXISTING CONDITIONS
Figure 1 shows the vicinity of the site.
FIGURE 1 – PROJECT VICINITY MAP
ROADWAYS AND INTERSECTIONS
The proposed project is located along Spence Avenue, which is an east-west street classified as a
local roadway by the City. Beginning just to the west of the project site at Rural Road, Spence Avenue
extends just over one-half mile to the east to Cedar Street. A speed limit is not posted; therefore, a
speed limit of 25 mph is being assumed. Per Subparagraph B of Arizona Revised Statutes §28-701
(Reasonable and Prudent Speed), a “speed in excess of [twenty-five miles per hour in a business or
residential district] is prima facie evidence that the speed is too great and therefore unreasonable.” The
pavement is approximately 30 feet wide, allowing for just one lane of travel in each direction. On-street
parking has been prohibited along both sides of the road its entire length. Please note that, in
conducting its research for this study, CivTech could find no traffic volumes reported for Spence Avenue
from its usual online sources; therefore, CivTech engaged Field Data Services of Arizona (FDS-AZ) to
record daily, bi-directional traffic counts on Spence Avenue. FDS-AZ recorded the counts on Tuesday
February 11, 2025, a “typical” weekday when nearby Arizona State University was in regular session,
important “normal” conditions under which the City of Tempe wishes traffic counts to be recorded.
EXHIBIT 76
Transportation Impact Study
1034 East Spence Avenue – Tempe, Arizona
Page 3
Figure 2 shows the coordinates at
which the counts were take plotted
on a Google Earth Pro image on
which CivTech has outlined the two
phases of The Marshall.1 FDS-AZ
recorded 3,717 vehicles on Spence
Avenue, 1,806 eastbound (inbound
from
Rural
Road)
and
1,911
westbound or outbound to Rural
Road. Attachment B is the data
sheet for the counts.
Rural Road is a north-south
arterial roadway. Extending from
Commonwealth Street in Chandler
north through Tempe and into
Scottsdale, Rural Road provides three travel lanes in each direction in the vicinity of the project with
a posted speed limit of 35 mph between Broadway Road and Apache Boulevard. The reported 2023
daily volume on Rural Road was 44,861 vehicles per day per the Maricopa Association of Governments’
Traffic Count Data System.
Apache Boulevard is an east-west four (4) lane arterial roadway with two (2) lanes and a bicycle
lane in each direction separated by the Tempe Streetcar. Apache Boulevard begins to the west at Mill
Avenue. East of Terrace Road, the Streetcar extends less than 1/6-mile to its eastern terminus at
Dorsey Lane and the Valley Metro Light Rail run along the center of Apache Boulevard. The posted
speed limit is 35 mph. Apache Boulevard provides access to the Loop 101 Price Freeway frontage
roads 1.7 miles east of Terrace Road; 0.35 miles east of the northbound frontage, Apache Boulevard
crosses the Tempe Canal and enters the City of Mesa, where it is designated Main Street.
The intersection of Rural Road and Spence Avenue is a four-legged, signalized intersection. The
west leg is a driveway to an ASU parking lot. The westbound Spence Avenue approach to Rural Road
provides an exclusive left turn lane and a shared through/right-turn lane. Both Rural Road approaches
provide a left turn lane, two through lanes, and a shared through/right-turn lane.
LOCAL MODE SPLIT
To estimate Local Mode Split, CivTech referred to Table B08301, Means of Transportation to Work,
as compiled from the decennial census most recently conducted by the United States Census Bureau
(USCB) in 2020, regarding the means of transportation by which residents living in the vicinity of the
project commute to work, data most relevant to the subject of this section of this TIS. The latest
estimates for all of Tempe and ZIP Code 85281, in which the site is located and which consists of all
of Tempe north of (and excluding) the Broadway Road corridor. Table 1 on the next page presents
the data as reported by the USCB for the City of Tempe and ZIP Code 85281. (Please note that data
for a “Census Block Group,” an area much smaller than a ZIP Code, is no longer available.)
1 Please note that the frequency and spacing of driveways along Spence Avenue makes determining an “optimal” place for the counts
difficult. CivTech allowed its subcontractors to select the location based on their professional expertise.
FIGURE 2 – COUNT LOCATION
EXHIBIT 77
Transportation Impact Study
1034 East Spence Avenue – Tempe, Arizona
Page 4
Figure 3 presents an illustrated summary of the data CivTech estimated for 2021 (the latest year
available) from the census that is relevant to local mode split for the City and ZIP Code 85281,
omitting from the calculations those who choose to work at home, as requested by the City reviewer.
A review of the various data found in Figure 3 reveals that, for 2021, it was estimated that 69% of
residents in ZIP Code 85281 commuted to work alone, 9.5% walked to work, 8.5% carpooled, 5.8%
bicycled, and 4.9% took public transit, such as buses (3.4%) and rail (1.5%), which did not include any
ridership on the Tempe Street Car, since it was not in operation in 2021, having opened May 20, 2022.
Transit. The proposed Project will be within a few-minute walk of Rural Road, along which there are
north- and southbound transit stops at Spence Avenue for the fixed Route 72 bus (Rural/Scottsdale
Roads). The route passes through the Tempe Transportation Center (TTC), a transit hub with a Valley
Metro light-rail station and through which four (4) other local bus routes pass (48, 62, 65, and 66)
In addition, one (1) of Tempe’s free Orbit neighborhood circulator buses (Mars) originates at the TTC
and riders can flag down the Mars Orbit anywhere along Spence Avenue. Finally, Tempe’s Streetcar
runs east-west along Apache Boulevard with a stop at Rural Road, less than one-half mile (0.35 miles)
from the site. Figure 4 shows the transit stops in vicinity of the site.
Bicycle and Pedestrian Facilities. The proposed Project is within Tempe’s designated Bicycle Commute
Area as defined in Section 4-603 of the Tempe Zoning and Development Code (ZDC), under Subsection
TABLE 1 – MEANS OF TRANSPORTATION TO WORK
Label
85281
Tempe city, Arizona
Estimate
Margin of
Error (±)
Estimate
Margin of
Error (±)
Total:
38,027
1,758
100,522
1,870
Car, truck, or van:
25,433
1,630
74,119
2,054
Drove alone
22,648
1,476
65,690
1,751
Carpooled:
2,785
628
8,429
1,081
In 2-person carpool
2,025
548
6,467
960
In 3-person carpool
554
329
1,114
374
In 4-person carpool
97
92
486
348
In 5- or 6-person carpool
29
47
199
156
In 7-or-more-person carpool
80
77
163
108
Public transportation (excluding taxicab):
1,622
370
3,520
695
Bus
1,126
302
2,866
677
Subway or elevated rail
95
74
109
75
Long-distance train or commuter rail
0
31
18
26
Light rail, streetcar, or trolley
401
189
527
204
Ferryboat
0
31
0
31
Taxicab
157
106
297
148
Motorcycle
150
114
426
162
Bicycle
1,907
464
2,961
561
Walked
3,133
606
4,284
664
Other means
434
191
1,505
445
Worked from home
5,191
597
13,410
1,044
Sources: https://data.census.gov/table?q=tempe,+arizona+b08301&tid=ACSDT5Y2021.B08301
https://data.census.gov/table?q=85281+b08301&tid=ACSDT5Y2021.B08301
EXHIBIT 78
CivTech
Means of Transportation to Work: 85281
85281
Tempe city
Estimate
%
Estimate
%
Total
38,027
100,522
Drove alone
22,648
69.0%
65,690
Carpool
2,785
8.5%
8,429
9.7%
Bus
1,126
3.4%
2,866
3.3%
Rail
496
1.5%
636
0.7%
Taxicab
157
0.5%
297
0.3%
Motorcycle
150
0.5%
426
0.5%
Bicycle
1,907
5.8%
2,961
3.4%
Walked
3,133
9.5%
4,284
4.9%
Other means (excludes work-at-home)
434
1.3%
1,505
1.7%
Total without Work-at-home
32,836
100.0%
87,094
Worked from home
5,191
13,410
Total
38,027
100,504
Sources:
https://data.census.gov/table?q=tempe,+arizona+b08301&tid=ACSDT5Y2021.B08301
https://data.census.gov/table?q=85281+b08301&tid=ACSDT5Y2021.B08301
69.0%
8.5%
3.4%
1.5%
0.5%
0.5%
5.8%
9.5%
1.3%
Means of Transportation to Work: 85281
Drove alone
Carpool
Bus
Rail
Taxicab
Motorcycle
Bicycle
Walked
Other means (excludes
work-at-home)
75.ϱ%
9.7%
3.3%
0.7%
0.3%
0.5%
3.4%
4.9%
1.7%
Means of Transportation to Work: Tempe
Drove alone
Carpool
Bus
Rail
Taxicab
Motorcycle
Bicycle
Walked
Other means (excludes
work-at-home)
Data.Census.gov: Means of Transportation to Work
75.5%
100.0%
NORTH
Not to Scale
The Marshall on Spence (Phase II) - Transportation Impact Study
Figure 3:
EXHIBIT 79
Transportation Impact Study
1034 East Spence Avenue – Tempe, Arizona
Page 6
FIGURE 4 – VICINITY MAP SHOWING SITE AND TRANSIT STOPS
D.4, Bicycle Parking. Tempe has bicycle lanes in the vicinity of the site. A bicycle lane is defined by
the City as a “portion of a roadway designated for preferential or exclusive use of bicycles and defined
by pavement markings, curbs, signs or other traffic-control devices.” Bicycle lanes are a minimum of
four (4) feet in width. Multi-use paths, which are defined as a “paved facility completely separate from
the roadway and motorized traffic designated for non-motorized, mixed use,” are a minimum of 10
feet in width and can be used by pedestrians. The nearest multi-use path begins approximately seven-
tenths of a mile from the site on Terrace Road and extends just 600 feet to 8th Street. Pedestrians
also have access to Tempe’s extensive network on sidewalks along its streets. Figure 5 at the top of
the next page depicts the bicycle lanes and multi-use paths in the vicinity of the Project.
Other Modes of Transportation. In addition to the above traditional alternative modes of travel, a
scooter may be rented on an hourly basis at any of several locations. Also, ride-hailing services such
as Uber and Lyft are very popular as an alternative to owning or leasing a vehicle.
EXHIBIT 80
Transportation Impact Study
1034 East Spence Avenue – Tempe, Arizona
Page 7
PROPOSED DEVELOPMENT
SITE PLAN AND DESCRIPTION
The proposed Project is the second phase of a student housing development, The Marshall Phase I,
which is currently being constructed by Aptitude Apache LLC north of the subject site. Attachment C
is the site plan for the project. The new Project would redevelop the parcels south of Phase I. These
parcels have a total area of 38,125 square feet (sf) or approximately 0.875 acres. A seven-story (i.e.,
mid-rise) building with 105 DUs of Off-Campus Student Apartments (Mid-Rise) Adjacent to Campus
providing a total of 271 bedrooms is expected. An ATM in an area of 122-sf is also being provided on
the ground floor in the southeast corner of the building along the sidewalk/site frontage.
SITE ACCESS
Access to the Phase II parking garage will be via one (1) driveway along Spence Avenue.
Additionally, a connection for use by emergency vehicles only will be provided between Phase I of the
Marshall project and this phase, Phase II. CivTech understands that the vehicle connection will not allow
tenant traffic between the two sites via physical barriers approved by the City and Fire Department.
TRIP GENERATION AND DISTRIBUTION
CivTech estimated the potential trip generation for the proposed development using for reference
TripGen11, the latest (11th) edition of the Institute of Transportation Engineers’ (ITE) Trip Generation
Manual (TripGen11) and the 3rd edition of the Trip Generation Handbook. For comparison purposes,
CivTech also estimated the trips from the existing 38-DU Tempe Palms Apartments. TripGen11 contains
data collected by various transportation professionals for a wide range of different land uses. The data
for daily and peak hour trips are summarized in the manual, which also provides average rates and
FIGURE 5 – BICYCLE LANES AND MULTI USE PATHS NEAR PROPOSED DEVELOPMENT
EXHIBIT 81
Transportation Impact Study
1034 East Spence Avenue – Tempe, Arizona
Page 8
regression equations developed from the data as well as the percentages of trips that enter and exit
during the study period. These data are then used to generate (i.e., calculate) the site trips for each
categorized land use and the in- and outbound trips for the number of units (the independent variable
in the calculation) that best represents the development size (floor area, dwelling units, rooms,
students, seats, acres, beds, etc.). For The Marshall Phase II, CivTech assumed that the appropriate
Land Use is Off-Campus Student Apartments (Mid-Rise) Adjacent to Campus, which is Land Use Code
(LUC) 226. The trip generation calculations for The Marshall Phase II are detailed in Table 2. Please
note that TripGen11 contains no land use code or any trip generation data for a stand-alone ATM;
therefore, CivTech has assumed that nearly all ATM patrons will walk to it from the development and
from surrounding residences, generating a negligible number of vehicular trips, if any.
Based on trip generation rates in TripGen11, the 271 bedrooms/residents of The Marshall Phase II are
likely to generate approximately 542 vehicular trips on a weekday with 31 trips (11 in/20 out)
generated during the AM peak hour and 43 trips (22 in/21 out) generated during the PM peak hour.
The 38-DU existing Tempe Palms multifamily residential land use could be currently generating 180
vehicular trips on a weekday with 14 trips (4 in/10 out) generated during the AM peak hour and 23
trips (14 in/9 out) generated during the PM peak hour. Thus, as compared to the existing Tempe
Palms Apartments, The Marshall Phase II could generate 362 additional vehicular trips on a weekday
with 17 more trips (7 in/10 out) generated during the AM peak hour and 20 more trips (8 in/12 out)
generated during the PM peak hour.
TRIP DISTRIBUTION AND ASSIGNMENT
The site is within walking distance of the ASU campus and the trip generation reflects that with 271
residents expected to generate just 43 PM peak hour trips. CivTech used 2030 socio-economic data
compiled by the Maricopa Association of Governments (MAG) to determine a single trip distribution
pattern. MAG has two primary categories of data: population and employment. Traffic engineers
typically use population data to determine where concentrations of people live around a
commercial/employment use; traffic engineers use employment data to determine in which directions
residents are going on their morning commutes and returning from on their afternoon commutes. In
this case, CivTech assumed that Marshall residents with vehicles would use their vehicles to travel to
part-time evening jobs and area attractions (restaurants, shops, etc.) within a seven-mile radius of the
Table 2 – Trip Generation
ITE Land
AM Distribution PM Distribution
Land Use
Quantity Units+
Use Code
ITE Land Use Name
In
Out
In
Out
The Marshall Phase II
271 Bedrooms
226
Off-Campus Student Apartment (Mid-Rise) Adjacent to Campus
34%
66%
51%
49%
Tempe Palms Apts.
38 Dwelling Units
220
Multifamily Housing (Low-Rise Close to Rail)
29%
71%
60%
40%
ADT
AM Peak Hour
PM Peak Hour
Land Use
Avg. Rate
Total
Avg. Rate
In
Out
Total
Avg. Rate
In
Out
Total
The Marshall Phase II [Proposed]
2.00*
542
0.11*
11
20
31
0.16*
22
21
43
Tempe Palms Apartment [Existing]
4.72
180
0.38
4
10
14
0.61
14
9
23
Differences [Proposed – Existing]
+362
+7
+10
+17
+8
+12
+20
Notes: * Average rate was calculated by dividing total trips generated using regression equation by the quantity of units. (See below.)
CALCULATIONS (Equations shown only where applicable)
Land Use [Units]
Daily
AM Peak Hour
PM Peak Hour
Off-Campus Student Apartment (Mid-Rise) Adjacent to Campus [X = 271 Bedrooms]
TDay = 2.73X - 198.67 = 542
TAM = 0.14X – 6.92 = 31
TPM = 0.17X – 3.48 = 43
EXHIBIT 82
Transportation Impact Study
1034 East Spence Avenue – Tempe, Arizona
Page 9
site. For this task, CivTech referred to its May 2023 The Marshall Tempe traffic study to determine a
trip distribution pattern. This previous study generated trips based on future employment within a
seven-mile radius of the site using MAG’s
projected 2030 socio-economic data. The
resulting trip distribution percentages for
the study area are listed in Table 3. The
trip distribution calculations from that
study and the figure illustrating them are
included in Attachment D.
The percentages listed in Table 3 were applied to the site trips generated to determine the AM and
PM peak hour site traffic at the intersections within the study area.
illustrates the resulting site trip distribution percentages, the site trip assignment for the proposed
development, and the current and expected daily traffic volumes on Spence Avenue.
IMPACTS ON TRANSPORTATION SYSTEM
INCREASE IN VEHICULAR TRAFFIC
As summarized above, the trip generation reveals that the proposed development is anticipated to
generate 542 vehicular trips on a weekday with 31 trips (11 in/20 out) generated during the AM peak
hour and 43 trips (22 in/21 out) generated during the PM peak hour. The site’s expected 542 trips
each day represent an increase of just 1.1% to the reported 44,861 vpd that were on Rural Road in
2023. This averages to one new vehicle on Rural Road every 2¾ minutes, one new trip added nearly
every 2 minutes during AM peak hour, and one new trip just less than every 1½ minutes during the
PM peak hour. The impact is, therefore, expected to be minimal.
Spence Avenue. As noted, FDS-AZ recorded 3,717 vehicles on Spence Avenue on February 11. More
than two-thirds (67.9%) of the trips were between noon and midnight. Above, CivTech projected
that The Marshall Phase II would generate a net increase of 362 trips over those expected from the
existing Tempe Palms Apartments, which CivTech understands are still in operation on the Phase II
site. The net increase of 362 trips, if all are added to Spence Avenue west of the site access, would
represent an increase of just under ten percent (362 ÷ 3,711 = 9.76%).
The new total/with-site volume on Spence Avenue would be approximately 4,160 vehicles per day
(vpd). While not classified as such, Spence Avenue functions as a residential collector street that
brings traffic from other neighborhood streets to Rural Road. CivTech reviewed some daily design
capacities from other Valley jurisdictions to determine if 4,160 vehicles per day (vpd) could be
considered an acceptable expected daily volume on Spence Avenue.
• Scottsdale. Two-lane Local Collectors in Scottsdale can be expected to carry up to 5,000 vpd.
• Surprise. Minor Collectors can carry up to 5,040 vpd while maintaining an acceptable level of service
(LOS) D.
• Phoenix. Section 7.1.3.2 of the City of Phoenix Street Planning and Design Guidelines indicate that
daily volumes on a collector street should not exceed 8,000 vpd.
TABLE 3 – SITE TRIP DISTRIBUTION
Direction (To/From)
Percentage
North on Rural Road (north of Terrace Road)
25%
South on Rural Road (south of Apache Boulevard)
18%
East on Apache Boulevard (east of Terrace Road)
32%
West on Apache Boulevard (west of Rural Road)
25%
Total
100%
EXHIBIT 83
CivTech
Not to Scale
The Marshall on Spence (Phase II) - Transportation Impact Study
Apache Blvd.
Spence Ave.
Terrace Rd.
Rural Rd.
Streetcar
Light Rail
Site Trip Distribution and Assignment
Percentage Trip Distribution
LEGEND
NORTH
XX%
32%
25%
18%
25%
Figure 6:
XX(XX)[XXX] - AM(PM)[Daily] Traffic Volumes
X,XXX[X,XXX] Daily Volumes: Current[With The Marshall]
1
2
4
5
SITE
Ph I
3
3,717[4,153]
0(0)[0]
0(0)[0]
0(0)[0]
0(0)[0]
0(0)[0]
1(3)[34]
1(2)[34]
0(0)[0]
2(4)[53]
0(0)[0]
0(0)[0]
4(4)[53]
Terrace Rd & Apache Blvd
3
2(4)[53]
0(0)[0]
0(0)[0]
4(4)[53]
0(0)[0]
0(0)[0]
0(0)[0]
0(0)[0]
0(0)[0]
0(0)[0]
0(0)[0]
0(0)[0]
Terrace Rd & Spence Ave
2
16(17)[218]
4(4)[53]
9(18)[218]
2(4)[53]
0(0)[0]
0(0)[0]
Site Access & Spence Ave
1
1,911[2,129]
0(0)[0]
0(0)[0]
7(14)[170
0(0)[0]
12(13)[170]
0(0)[0]
0(0)[0]
0(0)[0]
4(4)[48]
0(0)[0]
0(0)[0]
2(4)[48]
Rural Rd & Spence Ave
0
0(0)[0]
3(6)[68]
0(0)[0]
0(0)[0]
0(0)[0]
0(0)[0]
0(0)[0]
3(6)[68]
1(2)[34]
5(5)[68]
5(5)[68]
2(3)[34]
Rural Rd & Apache Blvd
1
1,806[2,024]
0%
19.6%
19.6%
80.4%
12.4%
XX% Percentage Local Trip Distribution
Terrace Rd.
EXHIBIT 84
Transportation Impact Study
1034 East Spence Avenue – Tempe, Arizona
Page 11
The expected volumes on Spence are lower than design volumes for similar collector streets in the
cities of Scottsdale and Surprise. Therefore, CivTech concludes that there would still be some capacity
left on Spence Avenue after development of Phase II of The Marshall.
ANTICIPATED TRANSIT RIDERSHIP
The proposed development is a short walk from Rural Road, along which the local fixed Route 72 bus
runs several times per hour. It passes through the Tempe Transportation Center, where a resident
has access to several public transit options. Also, the Orbit Mars circulator bus runs along Spence
Avenue; the developer will provide an 8-foot by 8-foot pad at the curb in the southwest corner of the
site, where riders of Tempe’s Orbit Mars circulator bus may wait for and flag down the circulator bus.
The development is expected to provide 105 DUs with 271 bedrooms. For the purpose of estimating
transit ridership, CivTech assumes that the number of residents is the equivalent of the number of
bedrooms.
A review of the data in the table on Figure 3 suggests that, if future residents used public transit at
the same rate as residents of Tempe ZIP Code 85281 overall, 4.9% (13) of the 271 estimated
residents would use public transit, representing 3.4% (9) using the bus and 1.5% (4) using rail.
BIKE SYSTEM LINKAGES AND PEDESTRIAN ACCESS
Bicycle Lanes. With reference to Figure 5, there are no bicycle lanes along Rural Road, Spence
Avenue, or along Terrace Road south of Apache Boulevard. Residents who choose to bicycle to and
from ASU would likely use the two low-speed, low-volume local roadways (avoiding Rural Road) to
enter the bicycle lanes along Terrace Road north of Apache Boulevard. From there, residents are
linked to the City’s extensive network of bicycle routes along and north of Apache Boulevard.
Pedestrian Facilities. Pedestrians will have access to Tempe’s extensive network on sidewalks along
its streets.
Bicycle and Pedestrian Access to Apache Boulevard. For Phase II residents who bicycle or walk, a
sidewalk will connect Phase I and Phase II, giving Phase II residents direct access to Apache
Boulevard and convenient access to the Tempe Streetcar. CivTech notes that there is a signalized
bicycle and pedestrian crossing on Apache Boulevard at the east end of the Rural/Apache Streetcar
station, less than 500 feet west of the Phase I site; therefore, within a few minutes, Phase II residents
can bicycle or walk to Apache Boulevard and a Streetcar station via the sidewalk.
SIGHT DISTANCE ANALYSIS
Adequate sight distances must be provided for those motorists leaving and approaching the site
access. A sight triangle is the area encompassed by the line of sight from a stopped vehicle on the
minor roadway to the approaching vehicle on the major roadway: there must be sufficient
unobstructed sight distance along both approaches of a street or driveway intersection and across
their included corners to allow operators of vehicles to see each other. The distance is a function of
the posted speed limit for any given roadway that intersects a public collector or an arterial. The site
driveway does not have a posted speed limit and exiting vehicles are presumed to be traveling at a
EXHIBIT 85
Transportation Impact Study
1034 East Spence Avenue – Tempe, Arizona
Page 12
low speed, since under State law, vehicles must slow to yield (or stop) when approaching a “T”
intersection, in this case when approaching Spence Avenue from the site driveway.1 Sight distance
calculations according to City of Tempe requirements are summarized in Table 4 at the top of the
next page. Since 25 mph is the lowest design speed reported in the City of Tempe requirements,
CivTech used a 25 mph design speed for the purposes of this analysis.
TABLE 4 – SIGHT DISTANCE REQUIREMENTS
Roadway
Posted Speed Limit/
Design Speed (mph)
Sight Distance Along Roadway
Left of Driveway
(Case B2/B3)
Right of Driveway
(Case B1)
Site Access A & Spence Avenue No Posted Speed Limit / 25
195’
125’
A review of the sight distance calculations summarized in Table 4 reveals that sight distances of 195
feet to the left of the proposed Site Access and 125 feet to the right should be provided. These
minimum sight distances must be maintained.
Additionally, landscaping should be trimmed to maintain sight distances while meeting current Tempe
landscape requirements. Shrubs and bushes are to be trimmed to be at a maximum of two (2) feet
in height and tree branches trimmed to be not lower than eight (8) feet from the ground. A copy of
the City of Tempe’s Intersection Sight Distance guidelines is included in Attachment E.
SUMMARY
To summarize the above, CivTech concludes the following:
• The 271 bedrooms/residents of The Marshall Phase II are likely to generate approximately 542
vehicular trips on a weekday with 31 trips (11 in/20 out) generated during the AM peak hour and
43 trips (22 in/21 out) generated during the PM peak hour.
o The 38-DU existing Tempe Palms multifamily residential land use could be currently generating
180 vehicular trips on a weekday with 14 trips (4 in/10 out) generated during the AM peak hour
and 23 trips (14 in/9 out) generated during the PM peak hour.
o Thus, as compared to the existing Tempe Palms Apartments, The Marshall Phase II could generate
362 additional vehicular trips on a weekday with 17 more trips (7 in/10 out) generated during the
AM peak hour and 20 more trips (8 in/12 out) generated during the PM peak hour.
o A daily volume of 3,717 vehicles was recorded for CivTech on Spence Avenue. The Marshall Phase
II is expected to generate a net increase of 362 trips over those expected from the existing
apartments. This net increase, if all are added to Spence Avenue west of the site access, would
represent an increase of just under ten percent (362 ÷ 3,711 = 9.76%).
o The new total/with-site volume on Spence Avenue would be approximately 4,160 vehicles per day
(vpd). Spence Avenue is a residential collector street that brings traffic from residential streets to
Rural Road and via other residential (or local or minor) collector streets to Apache Boulevard.
1 Per Arizona Revised Statutes, Title 28 – Transportation, § 28-771A, at an uncontrolled “T” intersection, “The vehicle on
the terminating street or highway shall yield to the vehicle on the continuing street or highway.”
EXHIBIT 86
Transportation Impact Study
1034 East Spence Avenue – Tempe, Arizona
Page 13
CivTech reviewed some daily design capacities from other Valley jurisdictions and determined that
4,160 vehicles per day (vpd) is an acceptable expected daily volume.
• The proposed development is a short walk from Rural Road, along which the local fixed Route 72
bus runs several times per hour. It passes through the Tempe Transportation Center, where a
resident has access to several public transit options. Also, Orbit Mars runs along Spence Avenue.
o Tempe’s Streetcar runs east-west along Apache Boulevard with a stop at Rural Road, less than
one-half mile (0.35 miles) from the site.
o If future residents used public transit at the same rate as residents of Tempe ZIP Code 85281
overall, 4.9% (13) of the estimated 271 residents would use public transit, representing 3.4%
(9) using the bus and 1.5% (9) using rail.
• There are no bicycle lanes along Rural Road, Spence Avenue, or along Terrace Road south of Apache
Boulevard. Residents who choose to bicycle to and from ASU would likely use the two low-speed,
low-volume local roadways (avoiding Rural Road) to enter the bicycle lanes along Terrace Road
north of Apache Boulevard. From there, residents are linked to the City’s extensive network of bicycle
routes along and north of Apache Boulevard.
• Pedestrians will have access to Tempe’s extensive network on sidewalks along its streets.
• Sight distances of 195 feet to the left of the proposed Site Access and 125 feet to the right should
be provided. These minimum sight distances must be maintained.
o Additionally, landscaping should be trimmed to maintain sight distances while meeting current
Tempe landscape requirements. Shrubs and bushes are to be trimmed to be at a maximum of
two (2) feet in height and tree branches trimmed to be not lower than eight (8) feet from the
ground.
CivTech makes no recommendations for any mitigation measures. A trip reduction plan was not
required.
Thank you for allowing CivTech to assist you on this project. Please contact me with any questions
you may have on this statement.
Sincerely,
CivTech
Joseph F. Spadafino, P.E., PTOE, PTP
Senior Project Manager/Traffic Engineer
Attachments (5)
X:\24-1180 CHA Solutions - The Marshall on Spence, Tempe AZ\Submittals\2nd Submittal\TIS\Level 1 TIS, no TRP - The Marshall, Tempe FINAL v2_3.docx
EXHIBIT 87
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:
__________________________________________________ (Owner or Entity).
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 PL240472 – The Marshall on Spence to
the City requesting that the City approve the following:
_____ GENERAL PLAN AMENDMENT
__X__ ZONING MAP AMENDMENT
__X__ PAD OVERLAY
_____ HISTORIC PRESERVATION DESIGNATION/OVERLAY
_____ USE PERMIT
_____ VARIANCE
__X__ DEVELOPMENT PLAN REVIEW
_____ SUBDIVISION PLAT/CONDOMINIUM PLAT
_____ OTHER _______________________________
(Identify Action Requested)
for development of the following real property (Property):
Property Address: 1026 E Spence Avenue
Assessor Parcel Number: 133-10-020; 133-10-021
EXHIBIT 88
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 89