DRC_EXHIBITS_ELECTRONIC SECURITY TECHNICAL INSTITUTE_060926.PDF

EXHIBITS 
for 
ELECTRONIC SECURITY TECHNICAL INSTITUTE 
(PL260108) 
 
1-12. 
Site Context (Zoning Map, Aerial Map, and Site Photos) 
13-18. 
Applicant’s Letter of Explanation  
19. 
Site Plan  
20. 
Floor Plans 
21. 
Parking Report

ELECTRONIC SECURITY TECHNICAL INSTITUTE
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Light Industrial District (LID) 
General Industrial District (GID) 
Heavy Industrial District (HID) 
PL260108 
Planned Commercial Center General (PCC-2) 
Single-Family Residential (R1-4) 
Multi-Family Residential Limited (R-3) 
- Planned Commercial Center Neighborhood (PCC-1) - Multi-Family Residential General (R-4)
rlTempe 
EXHIBIT 1
SITE
GID

ELECTRONIC SECURITY TECHNICAL INSTITUTE
Aerial Map 
r:ril 
11. Tempe
EXHIBIT 2
PL260108

EXHIBIT 3

EXHIBIT 4

EXHIBIT 5

EXHIBIT 6

EXHIBIT 7

EXHIBIT 8

EXHIBIT 9

EXHIBIT 10

EXHIBIT 11

EXHIBIT 12

March 18, 2026 
Updated: April 29, 2026 
 
Use Permit Request (Case Number: PL260108) 
Electronic Security Technical Institute 
7850 S. Hardy Drive, Suite 116, Tempe, AZ 85284 
 
Introduction 
 
Our firm, on behalf of the business owner, Electronic Security Technical Institute LLC 
(“ESTI”), are pleased to submit this Use Permit request and supporting documents to 
allow the operation of a vocational technical school within an approximately 7,728 square-
foot suite of an existing building.  The overall  property is approximately 7.95-acres and 
is located south of the southwest corner of Hardy Drive and Elliot Road (outlined in yellow 
below). The proposed use will be located in a single suite of the existing middle building 
(outlined in red below).   
 
 
 
The overall property is identified in Maricopa  County Assessor’s records as 
APN: 301-53-011E (the “Property”). The overall Property is currently developed with three 
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single-story buildings, along with existing driveways, on-site parking, and established 
landscaping. No expansion of the building footprint, increase in building height, or 
intensification of site development is proposed as part of this request. All necessary 
utilities, site access, and supporting infrastructure are already in place and are adequate 
to accommodate the proposed use. 
 
Adjacent properties along Hardy Drive are developed with a mix of industrial, commercial, 
and service-related uses, consistent with the established character and land use pattern 
of the immediate area.  
 
 
Background 
 
According to the City’s zoning map, the Property is zoned GID (General Industrial 
District). The Property is rectangular in shape and has Hardy Drive street frontage. The 
Property provides two access drives from Hardy Drive. According to the Maricopa County 
Assessor records, the existing buildings were constructed in 1998, making them 
approximately 28 years old. 
 
The City’s GID zoning district permits “Schools (vocational)” subject to securing a use 
permit.  The City’s Zoning and Development Code defines “vocational school” as follows, 
which is consistent with the use proposed under this use permit:  
 
"Vocational school" means an institution which teaches 
trades, business courses, hairdressing and similar skills on a 
post-secondary level. 
 
The middle building, where the proposed use is planned, has a total area of approximately 
49,545 square feet, of which about 7,728 square feet will be allocated to the proposed 
school. 
 
 
Description of Proposed Use 
 
The proposed use is a workforce-oriented vocational technical school that specializes in 
structured classroom instruction and supervised, hands-on technical training. The 
vocation in question is the installation, configuration, maintenance, and troubleshooting 
of modern security and monitoring systems used in commercial, industrial, and 
institutional facilities. 
 
The proposed school will provide structured classroom instruction and hands-on training 
in security technology and systems integration, including access control system design 
and installation, video surveillance, low-voltage wiring and network infrastructure for 
security applications, electronic door hardware integration, and alarm system 
fundamentals. The curriculum will also prepare students to obtain industry-recognized 
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security technology certifications, equipping them with practical skills and credentials to 
meet growing demand for skilled technicians in commercial and industrial sectors and to 
pursue related technical careers within the regional workforce. All instructional activities 
will occur entirely within the enclosed building environment, with practical exercises 
conducted on demonstration equipment and training panels rather than through field 
construction activities. 
 
The school is anticipated to serve 16 students maximum per class, with approximately 2 
instructors and 4-6 staff members present during operating hours. Proposed hours of 
operation are 7:00 AM to 6:00 PM, Monday through Friday, with the potential to expand 
operations to include Saturdays and Sundays if needed. The proposed hours of operation 
for Saturdays and Sundays would be 7:00 AM to 5:00 PM. 
 
Operations and Management 
 
The subject vocational school will operate with a small on-site staff responsible for 
instruction, administration, and facility operations. Staffing levels will remain consistent 
with the instructional schedule and the small classroom-based training model. 
 
Typical on-site staffing will include: 
 
Executive Director (1) – Responsible for overall school operations, regulatory 
compliance, industry partnerships, and administrative oversight. 
 
Director of Training (1) – Oversees curriculum delivery, instructor coordination, 
and student learning outcomes. 
 
Technical Instructors (1–2) – Deliver classroom instruction and supervise 
laboratory training activities for students enrolled in the program. 
 
Operations and Safety Coordinator (1) – Manages facility operations, equipment 
readiness, and safety compliance for laboratory training areas. 
 
Administrative Support (1) – Handles student enrollment coordination, 
scheduling, and general administrative functions. 
 
 
Request for Use Permit  
 
On behalf of the applicant, we respectfully request approval of a Use Permit to operate a 
vocational technical school within an existing building in the GID – General Industrial 
District. The proposed use will occupy an existing tenant space and require only interior 
improvements to accommodate classrooms, administrative offices, and hands-on training 
areas. No expansion of the building footprint, increase in building height, or intensification 
of site development is proposed. All existing utilities, access points, parking areas, and 
infrastructure currently serving the property are adequate to support the proposed use. 
 
The use will operate entirely indoors. Thus, the proposed vocational technical school will 
operate in a manner that is compatible with surrounding GID uses, maintains 
neighborhood safety, and aligns with the City’s goals for employment-supporting, 
low-impact development.  
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Request Meets All Use Permit Criteria 
 
The following findings address the approval criteria for a Use Permit as established by 
the City of Tempe. The proposed vocational technical school has been evaluated for 
potential impacts related to traffic, nuisance conditions, neighborhood compatibility, and 
operational management. As described below, the proposed use will operate within an 
existing building and will function in a manner that is compatible with surrounding 
industrial uses. Accordingly, the project satisfies the required findings for approval of a 
Use Permit. The following factors shall be considered: 
 
A. Any significant increase in vehicular or pedestrian traffic. 
 
The proposed vocational technical school will not generate significant vehicular or 
pedestrian traffic impacts in adjacent areas. The subject property is located within the 
General Industrial District, an area specifically planned and designed to accommodate 
employment-generating uses with supporting roadway infrastructure capable of 
handling substantially greater traffic volumes than those anticipated from the proposed 
use.  The Property fronts onto Hardy Drive.  Hardy Drive is the property’s only access. 
 
Traffic associated with the school will consist primarily of students and staff arriving in 
passenger vehicles. No bus fleets, large-scale assembly events, or high-frequency 
delivery operations are proposed. Student enrollment and class size is small and 
therefore traffic flow is minimal. In comparison to many industrial, warehouse, or 
manufacturing uses permitted by right within the GID district, the traffic generated by 
a vocational technical school is expected to be equal to or lower in intensity. Adequate 
on-site parking is provided in compliance with City requirements, and no off-site 
parking impacts are anticipated. 
 
B. Nuisance arising from the emission of order, dust, gas, noise, vibration, smoke, 
heat or glare at a level exceeding that of ambient conditions. 
 
The proposed use will not create nuisance conditions exceeding ambient industrial 
levels. All instructional activities, including hands-on training, will occur indoors within 
a fully enclosed structure. No outdoor fabrication, cutting, grinding, or industrial 
production is proposed. The use will not generate smoke, dust, gas emissions, or 
odors beyond what is typical of standard building mechanical systems. Any noise 
generated by instructional equipment will be contained within the building envelope 
and is expected to be significantly less intense than many permitted industrial uses in 
the surrounding area. The school will not create vibration impacts or excessive glare, 
and exterior lighting will remain consistent with existing site lighting conditions. 
 
Given that the GID zoning district permits more intensive industrial operations as a 
matter of right, the proposed educational use represents a comparatively low-impact 
occupancy. 
 
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C. Contribution to the deterioration of the neighborhood or to the downgrading of 
property values, which is conflict with the goals, objectives or policies of the 
city's adopted plans for General Plan. 
  
The proposed vocational technical school will not contribute to the deterioration of the 
neighborhood or to the downgrading of property values and is consistent with the 
goals, objectives, and policies of the City’s adopted General Plan. The activation of 
existing industrial space with a structured workforce training institution promotes 
reinvestment, economic vitality, and long-term occupancy stability within the 
employment corridor. 
 
The presence of an organized educational institution providing technical skills training 
enhances the functional value of the surrounding industrial area by supplying a trained 
workforce aligned with local industry needs. The use does not introduce blighting 
characteristics such as outdoor storage, neglected conditions, excessive noise, or 
incompatible land uses. Instead, it supports a low impact use on an existing industrial 
property and strengthens the employment base envisioned in the General Plan. 
 
D. Compatibility with existing surrounding structures and uses; and  
 
The proposed vocational technical school is compatible with the existing uses in this 
overall 7.95-acres property and the surrounding mix of commercial, industrial, 
warehouse, and employment-oriented uses within the GID district. The school will 
operate entirely within an existing industrial building, and the physical character of the 
property will remain consistent with surrounding development. No significant exterior 
alterations are proposed, and there will be no outdoor operations associated with the 
use. 
 
Operationally, the school functions in a manner similar to a professional training facility 
or office use with classroom components. Its intensity is lower than many 
manufacturing or industrial operations permitted within the district. Because the 
purpose of the GID district is to accommodate employment-generating uses, the 
vocational technical school directly complements and supports nearby industrial 
businesses by preparing individuals for skilled positions within those industries. 
 
E. Adequate control of disruptive behavior both inside and outside the premise, 
which may create a nuisance to the surrounding area or general public. 
 
As mentioned, operationally, the school functions in a manner similar to a professional 
training facility or office use with classroom components. The school will operate under 
established administrative oversight during all business hours. Students will be 
enrolled in structured vocational training programs and will be subject to a formal code 
of conduct. Administrative staff will be present on-site whenever classes are in 
session. 
 
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The facility does not include outdoor recreational areas or campus-style gathering 
spaces that could encourage congregation. Student activity will remain contained 
within the building.  
 
 
Conclusion 
 
The proposed vocational technical school within the GID zoning district is a low-impact, 
employment-supporting use that is compatible with the existing uses in this development 
and the surrounding mix of commercial and industrial developments. The use will not 
create significant traffic impacts, will not generate conditions beyond ambient levels, will 
not contribute to neighborhood deterioration, and includes appropriate operational 
controls. 
 
The proposed use is consistent with the intent of the General Industrial District and the 
workforce development objectives of the City of Tempe. We respectfully request approval 
of the requested Use Permit. 
 
 
Sincerely, 
 
 
Taylor C. Earl 
Managing Partner 
  
o  (602) 265-0094 
tearl@earlcurley.com 
 
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EXHIBIT 20

Vehicle Parking Report - Desert Vista Commerce Center
Date:
5/26/26
Property Address:
7810 S. Hardy Drive
7850 S. Hardy Drive
7890 S. Hardy Drive
Property Owner:
Business Name
Unit #
Use
Net SF
Parking Ratio
Required Parking
Vacant
A-105
Office
2,711.00
         
300
9.04
Sun Science Lab
A-104
Clinic
9,289.00
         
150
61.93
Carol Royse PLLC
A-106
Office
6,359.00
         
300
21.20
                          
Saggini LLC
A-110
Instructional school
1,700.00
         
200
8.50
                             
Saggini LLC
A-110
Office
953.00
             
300
3.18
                             
Lifestyle Performance
A-115
Fitness Center
3,559.00
         
125
28.47
                          
Option Care Enterprises, Inc.
B-105
Clinic
11,310.00
      
150
75.40
                          
Option Care Enterprises, Inc.
(warehouse)
B-105
Warehouse
1,340.00
         
See below
Bergelectric Corp.
B-107
Office
1,694.80
         
300
5.65
                             
Bergelectric Corp.
(warehouse)
B-107
Warehouse
2,765.20
         
See below
ASM Pacific
B-110
Manufacturing
4,256.28
         
1000
4.26
                             
ASM Pacific(warehouse)
B-110
Warehouse
810.72
             
See below
Kyocera Document Solutions West, 
LLC
B-112
Office
3,307.70
         
300
11.03
                          
Kyocera Document Solutions West, 
LLC (warehouse)
B-112
Warehouse
2,027.30
         
See below
Electronic Security Technical 
Institute
B-116
Vocational School
2,520.00
         
200
12.60
                          
Electronic Security Technical 
Institute
B-116
Office
5,208.00
         
300
17.36
                          
3WIN
B-122
Manufacturing
7,496.50
         
1,000
                 
7.50
                             
3WIN (warehouse)
B-122
Warehouse
7,496.50
         
See below
Southwest Microwave
C-104
Manufacturing
11,650.00
      
1,000
                 
11.65
                          
Bergelectric Corp.
C-109
Office
4,484.00
         
300
14.95
                          
SV Probe
C-113
Manufacturing
7,735.00
         
1,000
                 
7.74
                             
Total excl. warehouse
98,673.00
      
300.43
Warehouse
14,439.72
      
10,000.00
      
500
20
4,439.72
         
5,000
                 
0.89
TOTAL REQUIRED
321.32
PROVIDED
380
7810 Hardy LLC
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