DRC_STAFF REPORT_TEMPE_OASIS_060926.DOCX

PL260032 – TEMPE OASIS
Page 1
June 9, 2026
STAFF REPORT
TEMPE OASIS (PL260032)
PROJECT DATA: 
Project Address
1635 North Scottsdale Road
Property Owner(s) Current / 
Future
HK 24TH STREET LLC
Applicant
Camber and True, LLC
Zoning District 
(current/proposed)
MU-4 (Mixed-Use, High Density) / MU-4 PAD
Gross / Net Site Area
3.14 acres 
Density
65 du/ac (No standard in MU-4)
Number of Units
142 units
Unit Types
5 studio
130 one bedroom
7 two bedroom
Total Bedrooms
149 bedrooms
Total Building Area
79,429 s.f. 
Building Height(s) 
27’ (No standard in MU-4)
Lot Coverage
26% (No standard in MU-4)
Landscape Area
11% (No standard in MU-4)
Building Setbacks
43’ front (North), 60’ east side, 47’ west side, 65’ rear (South) (No 
standard in MU-4)
Vehicle Parking
147 surface parking spaces (256 min. required)
Bicycle Parking
134 spaces (143 min. required)
COMMENTS:
This site is located at the southeast corner of East Lilac Street and North Scottsdale Road in the MU-
4, Mixed-Use High -Density zoning district. The site was originally developed as a 136-unit apartment 
community, under Zoning Ordinance 405 which listed apartment hotels as allowed uses in the R-4 
district. The site became a hotel use with a small retail and deli as ancillary uses in the 1970s and 
currently operates as a hotel proposed to be renovated to create a mixed-use development with 
residential and commercial uses. On January 13, 2022, City Council approved Resolution R2022.12 
authorizing the City of Tempe Economic Development Department to initiate an up-zoning process for 
the redevelopment of older properties to encourage new housing development to increase housing 
stock in the City of Tempe. The City of Tempe initiated General Plan and Zoning Map Amendment 
(PL220055) changed the land use designation from “Medium to High Density” to “High Density”, and 
zoning from R-4 to MU-4, however, development standards for the MU-4 zoning district were not 
established at that time. The subject request to establish development standards will fulfill Condition of 
Approval #1 for PL220055.
The applicant is requesting the Development Review Commission provide recommendations to City 
Council for 
PAD260001
Planned Area Development Overlay to establish development standards for an existing 
MU-4 zoning district hotel to multi-family adaptive reuse.
For further processing, the applicant will need approval of a Minor Development Plan Review.

PL260032 – TEMPE OASIS
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June 9, 2026
The Development Review Commission continued this item to its June 9, 2026 regulation meeting.  
The applicant has indicated that a comprehensive vehicle and bicycle parking study will be submitted 
to the City on June 5, 2026. Consequently, staff has not had the opportunity to review or analyze the 
data to provide comments or recommendations for this report. Upon receipt, staff will expedite the 
distribution of the study to the Development Review Commission via an updated meeting packet.
SITE PLAN REVIEW
This project had two Preliminary Site Plan Reviews on 7/13/2023 and 5/28/2025, and two formal Minor 
Development Plan Reviews on 2/4/26 and 4/1/26. This application is only for the establishment of PAD 
development standards; therefore, the proposed design does not have final Development Plan Review 
entitlement. The proposed use will include seven (7) individual residential apartment buildings. 
Buildings A, B, C, D, and G are two-story. Buildings E and F are three-story. Each building will have a 
mix of studio, 1-, and 2- units. Building A will have a leasing office at what is currently the main 
entrance. Building D will have a proposed restaurant at the southwest corner of the development. Staff 
had several discussions with the applicant concerning the location of the proposed restaurant. The 
applicant was in favor of keeping the location at the main entrance, however staff had concerns with 
access, visibility, and security after the business was closed. At a meeting on April 20, 2026, the 
applicant proposed a floor plan with the restaurant relocated to the southwest corner of the 
development based on the advice of planning, economic development and police staff. This layout will 
be reviewed further in the Development Plan Review process. Parking is provided by surface parking 
areas that surround the building with covered parking provided for the spaces furthest away from the 
buildings. The number of parking spaces required is 256, however the 147 provided has been a 
concern of staff and the public. Due to this being an existing hotel, the provided parking met the 
requirements of 1 space per hotel unit. Multi-family and restaurant uses have higher parking demand 
than the existing site can meet. The development proposes to have 142 units with 149 bedrooms. 
During the neighborhood meeting held on March 23, 2026, attendees were concerned about residents 
of the apartments not having available parking on site, and thus parking along Lilac Drive and 
Marigold Lane. Staff recommended modifications to the number of units or mix of unit types to 
increase diversity of product type and reduce parking needs. The applicant did not wish to reduce 
units by making larger livable space, or modify unit mix to reduce the number of one-bedroom units 
and provide some three-bedroom units. Staff will continue to work with the applicant to mitigate any 
parking related issues that may impact the surrounding neighborhood. One option may be a permit 
parking system for this property on the south side of Lilac and west side of Marigold Drive, if the 
parking demand warrants a permit parking program managed by this property for adjacent street 
frontages only. Bicycle parking is provided around the property and within the secure residential 
access gates. Similar to the vehicle parking, the number of bicycle parking spaces provided is 
proposed to be lower than required. Two access gates are provided onsite, one north and one south 
of the development along the access driveways. These gates provide secure parking for the residents 
of the development. Vehicular access is provided by three points including two access points on 
Scottsdale Road and one access point on Lilac Drive. The proposed site plan removes the western 
driveway on Lilac Drive and makes the eastern driveway a gated exit only drive. Scottsdale Road 
receives all incoming traffic through two driveways, both to be upgraded to current engineering 
standards. Central to the development is a courtyard, pool, clubhouse, fitness and amenity area. An 
additional refuse enclosure is required for solid waste services for residential uses. The site plan 
includes a small pet park in the southeast corner as an additional amenity. An application for the Minor 
Development Plan Review has been submitted and is in the process of review.
PUBLIC INPUT

Neighborhood meeting was required

Neighborhood meeting was held on March 23, 2026, from 6:00 p.m. to 8:00 p.m. at Tempe 
Oasis.  

See attached summary of meeting provided by the applicant, (Exhibit 36-71).

PL260032 – TEMPE OASIS
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June 9, 2026

Community Development staff attended the meeting.  
PROJECT ANALYSIS 
PLANNED AREA DEVELOPMENT
The applicant is requesting to establish Planned Area Development Overlay development standards 
for an existing hotel in the MU-4 zoning district. The proposed PAD Overlay is establishing the density 
of the entire area which is 3 acres, with an overall density is 65 du/ac, which is within the General Plan 
Projected Density of Mixed-Use High (up to 65 du/ac). This PAD will also establish maximum building 
height, maximum lot coverage, minimum landscape area and minimum setbacks for this parcel. 
PROJECT NAME – PAD Overlay
Standard
R-4
PROPOSED
MU-4 (PAD)
Change
Residential Density (du/ac)
25
65
Increase
Building Height (feet)
[Exceptions, see Section 4-205(A)]
Building Height Maximum
40 ft.
35 ft.
Decrease
Building Height Step-Back Required Adjacent to SF or 
MF District
[Section 4-404, Building Height Step-Back]  
Yes
No
Maximum Lot Coverage (% of net site area)
60%
27%
Decrease
Minimum Landscape Area (% of net site area)
25%
11%
Decrease
Setbacks (feet) (a) 
[Exceptions, see Section 4-205(B)]
North Front (Lilac Drive)
20 ft
44 ft
Increase 
East Street Side (Marigold Lane)
10 ft
60 ft
Increase
South Rear
10 ft
66 ft
Increase
West Street Side
10 ft
47 ft
Increase
Vehicle Parking
256 Required
147 Provided
Decrease
Bicycle Parking 
143 Required
134 Proposed
Decrease
The proposed parking standards are well below the requirements for new mixed-use developments. 
Since this is an existing hotel that is being converted into a mixed use development consisting of multi-
family residential and restaurant uses, it is difficult to meet parking requirements with the current 
parking available. When the hotel was built in 1970, it met the required vehicle parking, which was one 
(1) parking space per hotel room. With this conversion to multi-family and restaurant, the site is falling 
short of the required vehicle and bicycle parking requirements. A parking management plan has been 
provided by the applicant outlining the provided parking.
The table below summarizes the required and proposed vehicle parking for the project.
Unit Type
Unit Quantity 
/ SF
Ratio
Parking 
Required per 
ZDC
Proposed Parking  per 
PAD (XX/bedroom ratio)
Studio
5
1 space per unit
5
5 (1 space per unit)
1 bedroom
130
1.5 space per 
unit
195
108 (0.8 space per unit)
2 bedroom
7
2 spaces per 
unit
14
7 (1 space per unit)

PL260032 – TEMPE OASIS
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June 9, 2026
Guest
142
.2
28
14 (0.1 space per unit)
Office
704 s.f.
1/300 s.f.
2
2
Restaurant
872 s.f.
1/75 s.f.
12
11
TOTAL
256
147
Section 6-305 D. Approval criteria for P.A.D. (in italics): 
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 project complies with the designation identified in the General Plan Projected Land 
Use and Residential Density map, integrating commercial and residential uses and a density up to 
65 du/ac. The proposed development standards reflect the existing conditions on site, however the 
provided parking falls short of what is typically required in multi-family. The site is along North 
Scottsdale Road and does have frequent public transit service. Bicycle parking will also be 
provided onsite within the secure resident access gates. Bicycling infrastructure is available east of 
the site and the City of Tempe is in the design phase of installing bicycle lanes on Scottsdale 
Road.
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 site was originally approved as an 
apartment community with commercial uses and the requested development standards take the 
site’s location and context into consideration and will allow a development that is compatible with 
the surroundings. The development is existing and there are not substantial building changes 
proposed. The R-4 allowed standards would put taller buildings closer to the streets; the proposed 
standards limits the building height to the existing 27 foot high three-story building, which is lower 
than what is allowed in single-family or multi-family zoning districts. The setbacks are larger than 
the prior zoning. The most significant impact of transitioning a hotel into a mixed-use site is the 
increased requirement for parking. As a hotel use, the provided parking met the requirements. As 
a multi-family and restaurant use, the requirements are much higher, but the available space to 
provide those parking spaces is not available. The site location is along the free Orbit Earth route 
and public transit 72 bus line and is within an area with bicycle infrastructure. These transportation 
alternatives are expected to mitigate the strain caused by the parking deficiency.
3.
The development appropriately mitigates transitional impacts on the immediate surroundings. The 
buildings are set back providing a pedestrian environment that is shaded by the proposed 
enhanced landscaping. The majority of the parking will be behind gates and fencing to secure the 
property and control access.. 
Based on the information provided and the above analysis, staff recommend approval of the 
requested Planned Area Development. This request meets the required criteria and will conform to the 
conditions.
PLANNED AREA DEVELOPMENT CONDITIONS OF APPROVAL: (Non-standard conditions are 
identified in bold)
EACH NUMBERED ITEM IS A CONDITION OF APPROVAL.  THE DECISION-MAKING BODY MAY MODIFY, DELETE OR 
ADD TO THESE CONDITIONS.  
1.
A building permit application shall be made within two years of the date of City Council approval or 
the zoning of the property may revert to that in place at the time of application. Any reversion is 
subject to a public hearing process as a zoning map amendment.
2.
The Planned Area Development Overlay for TEMPE OASIS APARTMENTS ADAPTIVE REUSE 
shall be put into proper engineered format with appropriate signature blanks and kept on file with 
the City of Tempe’s Community Development Department within sixty (60) days of the date of City 
Council approval and prior to issuance of building permits.

PL260032 – TEMPE OASIS
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June 9, 2026
3.
A vehicle and bicycle parking analysis shall be provided to the Planning Division for 
determination of the parking standards for this Planned Area Development Overlay. The 
number of units and mix of unit types presented in the proposed Planned Area 
Development may be modified to meet parking demand for this site.
4.
This site is located within a known archeologically sensitive area with the likelihood of 
encountering cultural resources, human (Ancestral) remains, or funerary objects. Prior to 
issuance of any permits that would result in ground disturbance, the Developer shall hire a 
qualified archaeological firm to complete an addendum to the City of Tempe’s Historic 
Properties Treatment Plan (HPTP) that includes a plan for 1) archaeological testing prior to 
construction and/or 2) monitoring of ground-disturbing activity during construction. This 
condition applies to projects on both previously disturbed and previously undisturbed 
ground. This process requires consultation and sign off by the Historic Preservation 
Officer.
5.
Prior to commencement of construction, contractors and subcontractors on the project 
performing ground-disturbing activities will provide evidence (an unexpired decal) of 
successful completion of the Salt River Pima-Maricopa Indian Community (SRPMIC) online 
cultural sensitivity training and test.  Evidence shall be provided to the Community 
Development Department, Historic Preservation Officer.  Obligation of this condition shall 
be noted on the permitted set of plans.
CODE/ORDINANCE REQUIREMENTS:
THE BULLETED ITEMS REFER TO EXISTING CODE OR ORDINANCES THAT PLANNING STAFF OBSERVES ARE 
PERTINENT TO THIS CASE.  THE BULLET ITEMS ARE INCLUDED TO ALERT THE DESIGN TEAM AND ASSIST IN 
OBTAINING A BUILDING PERMIT AND ARE NOT AN EXHAUSTIVE LIST.
TEMPE CITY CODE: Specific requirements of the Tempe City Code are not listed but apply to any 
application. 
ZONING AND DEVELOPMENT CODE: Specific requirements of the Zoning and Development Code 
(ZDC) are not listed as conditions of approval but apply to any application. To avoid unnecessary 
review time and reduce the potential for multiple plan check submittals, become familiar with the ZDC.
BUILDING & FIRE CODES: Any modifications to the buildings involving mechanical, electrical, 
plumbing or structural tenant improvements that would require a building permit must obtain required 
permits.
ENGINEERING CODES: Any site modifications affecting utilities, retention or engineering code 
requirements must obtain required permits.
LIGHTING: Site security lighting shall comply with requirements of ZDC Part 4 Chapter 8 (Lighting) 
and ZDC Appendix E (Photometric Plan). Avoid conflicts between lights and trees or other site 
features in order to maintain illumination levels for exterior lighting. Make sure that light fixtures do not 
create glare and are full-cutoff fixtures. Any changes to lighting would require a minor Development 
Plan Review.
LANDSCAPE: All landscape shall be maintained per the approved landscape plan for the site. 
Property owners are responsible to replace dead or missing plant material and to maintain all parking 
landscape islands, street front trees and ground covers, and perimeter planting materials. Any 
changes to landscape on site would require a minor Development Plan Review.

PL260032 – TEMPE OASIS
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June 9, 2026
BASIS OF BUILDING HEIGHT: Measure height of buildings from top of curb at a point adjacent to the 
center of the front property line.
FEDERAL AVIATION ADMINISTRATION: Applicant/Developer proposing construction or alterations 
which may affect navigable air space is responsible for submitting a Notice of Proposed Construction 
or Alteration - Off Airport form to the Federal Aviation Administration (FAA) and provide documentation 
of building height clearance prior to issuance of building permits. Per the FAA, filing shall be done a 
minimum of 45 days prior to construction. For additional information visit the Federal Aviation 
Administration, Obstruction Evaluation/Airport Airspace Analysis (OE/AAA) website at 
https://oeaaa.faa.gov/oeaaa/external/portal.jsp. 
WATER CONSERVATION AND EFFICIENCY: (Residential and parks are exempt, commercial and 
mixed use are not exempt). As required in Tempe City Code 33-140 - 142, all new non-residential 
development projects are required to submit a Water Conservation Report that details potential water 
use, for review and approval by the Municipal Utilities Department, prior to building permit issuance.  
For a report template and more information, visit the commercial water conservation webpage.
HISTORIC PRESERVATION: State and federal laws apply to the discovery of features or artifacts 
during site excavation (typically, the discovery of ancestral (human) remains or associated funerary 
objects). Arizona Revised Statutes § 41-865 stipulates that “any landowner with intention to disturb 
human remains or having unintentionally disturbed human remains shall immediately cease any 
activity in the vicinity of the remains and shall notify the Arizona State Museum Repatriation Office of 
the encounter. Any human remains and funerary objects shall not be further disturbed without 
obtaining written permission from the Repatriation Office.” Additional information about requirements 
related to encountering and disturbing ancestral (human) remains and funerary objects on private land 
can be found on the Arizona State Museum website. While not required, applicants are encouraged to 
enlist the services of a qualified archaeological firm to conduct monitoring during ground-disturbing 
activity on private property that is Archaeologically Sensitive (AS). Contact the Historic Preservation 
Officer with general questions.
POLICE DEPARTMENT SECURITY REQUIREMENTS: 

Refer to Tempe City Code Section 26-70 Security Plans.

If the development includes a use listed in City Code Section 26-70(c), the Owner is required to 
prepare a security plan with the Police Department. The architect should be involved to verify any 
modification that would require design revisions. To avoid revisions to permitted construction 
documents, initial meetings with the Police Department regarding the security plan are 
recommended before building permits are issued. At a minimum, the Owner shall contact the 
Police Department to begin security plan process approximately eight weeks prior to receipt of 
certificate of occupancy.

Provide a security vision panel at service and exit doors (except to rarely accessed equipment 
rooms) with a 3” wide, high strength plastic or laminated glass window, located between 43” and 
66” from the bottom edge of the door.
PARKING SPACES:

Verify conformance of accessible vehicle parking to the Americans with Disabilities Act and the 
Code of Federal Regulations Implementing the Act.  Refer to Building Safety ADA Accessible 
Parking Spaces Marking/Signage on Private Development details.

At parking areas, provide demarcated accessible aisle for disabled parking.  

Distribute bike parking areas nearest to main entrance(s).  Provide parking loop/rack per standard 
detail T-578.  Provide 15” by 6’-0” individual bicycle parking spaces.  One loop may be used to 
separate two bike parking spaces. Provide clearance between bike spaces and adjacent walkway 
to allow bike maneuvering in and out of space without interfering with pedestrians, landscape 
materials or vehicles nearby.

PL260032 – TEMPE OASIS
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June 9, 2026
LIGHTING:

Plans shall include the nearest adjacent street lights to the development. Streetlights shall conform 
to the City of Tempe Public Works Standard Details and the Engineering Design Criteria Manual 
contained in the Comprehensive Transportation Plan

Design site security lighting in accordance with requirements of ZDC Part 4 Chapter 8 (Lighting) 
and ZDC Appendix E (Photometric Plan).

Indicate the location of all exterior light fixtures on the site, landscape and photometric plans.  
Avoid conflicts between lights and trees or other site features in order to maintain illumination 
levels for exterior lighting.
SIGNS: Separate plan review process is required for signs in accordance with requirements of ZDC 
Part 4 Chapter 9 (Signs).   Refer to www.tempe.gov/signs.
DUST CONTROL: Any operation capable of generating dust, include, but not limited to, land clearing, 
earth moving, excavating, construction, demolition and other similar operations, that disturbs 0.10 
acres (4,356 square feet) or more shall require a dust control permit from the Maricopa County Air 
Quality Department (MCAQD).  Contact MCAQD at http://www.maricopa.gov/aq/. 
HISTORY & FACTS:
March 13, 1960
The Tempe City Council approved Ordinance No. 312, a request to annex 
approximately 222 acres, including the subject site.
January 24, 1964
City Council approved Zoning Ordinance 405. Parking requirements for 
apartment hotels and all similar structures devoted to habitation at least one and 
a half off-street parking spaces shall be provided on the lot upon which the 
dwelling units are located.
October 30, 1970
Building Inspection Department approved the final inspection for PAGAGO 
GARDENS (Application No. 022912), located at 1635 North Scottdale Road in 
the R-4, Multi-Family Residence General District. The development had 136 
apartments which would have required 204 parking spaces, at the time, the site 
provided 218 parking spaces.
August 28, 1980
Board of Adjustment approved a Use Permit for PAPAGO PROPERTIES (A-80-
8.3), located at 1635 North Scottsdale Road in the R-4, Multi-Family Residence 
General District, to operate a gift shop-deli as an accessory use.
January 13, 2022 
City Council approved Resolution R2022.12, authorizing The City of Tempe 
Economic Development Department to initiate an up-zoning process for the 
redeveloping of older properties and encouraging new housing development to 
increase the hosing stock in the City of Tempe.
May 10, 2022
Development Review Commission recommended approval of an amendment to 
the City of Tempe General Plan 2040 Density Map from “Medium to High Density” 
to “High Density” and an amendment to the City of Tempe Zoning Map from R-4, 
Multi-Family General District to MU-4, Mixed-Use High Density District. 
(PL220055)
June 8, 2022
City Council approved an amendment to the City of Tempe General Plan 2040 
Density Map from “Medium to High Density” to “High Density” and an amendment

PL260032 – TEMPE OASIS
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June 9, 2026
to the City of Tempe Zoning Map from R-4, Multi-Family General District to MU-
4, Mixed-Use High-Density District. (PL220055)
January 23, 2025
City Council approved a time extension stating that an application for a Planned 
Area Development (PAD) Overlay and a Development Plan Review (DPR) shall 
be made to the Community Development Department within one (1) year from 
the date of City Council extension, or January 23, 2025.
January 23, 2026
An application for a Planned Area Development (PAD) Overlay and a 
Development Plan Review (DPR) was submitted to the Community 
Development Department, satisfying Condition of Approval #1 of PL220055.
March 23, 2026
The applicant held a neighborhood meeting at Tempe Oasis, see applicant 
summary for details of meeting.
May 12, 2026
Development Review Commission scheduled public hearing for establishment 
of development standards for TEMPE OASIS, in the MU-4 zoning district. This 
item was continued to the June 9, 2026 hearing.
June 9, 2026
Development Review Commission scheduled public hearing for establishment 
of development standards for TEMPE OASIS, in the MU-4 zoning district.
ZONING AND DEVELOPMENT CODE REFERENCE: 
Section 3-202, Permitted Uses in Commercial and Mixed-Use Districts
Section 3-503, Legal Non-Conforming Development
Section 4-203, Development Standards for Commercial and Mixed-Use Districts
Section 6-305, Planned Area Development Overlay Districts