CC_EXHIBITS_TEMPE_OASIS_061126.PDF

City of Tempe — Regular City Council Meeting (2026-06-25)
Extracted text (via pymupdf) 122265 characters
REVISED 
EXHIBITS 
for 
TEMPE OASIS 
(PL260032) 
 
 
1. 
Zoning Map 
2. 
Aerial Map 
3-4. 
Letter of Explanation 
5-6. 
Planned Area Development 
7-15. 
Building Elevations 
16-19. 
Context Photos 
20-22. 
Renderings 
23-58. 
Neighborhood Meeting Summary and Public Input, received as of April 28, 
2026 
59-81. 
Parking Study 
82-101. 
Traffic Impact Statement

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Enterprise GIS and Data Analytics Group; City of Tempe
, Vantor
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! Mixed Use Med-High (MU-3)
! ! ! ! !
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! ! ! ! !
Mixed Use High (MU-4)
Commercial Shopping and Services (CSS)
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! Planned Commercial Center Neighborhood (PCC-1)
Single-Family Residential (R1-6)
! ! ! ! !
! ! ! ! ! Single-Family Residential (R1-4)
! ! ! ! ! ! !
! ! ! ! ! ! !
! ! ! ! ! ! !
! ! ! ! ! ! ! Single-Family Residential Planned Area Dev (R1-PAD)
Multi-Family Residential (R-2)
Multi-Family Residential General (R-4)
.
 TEMPE OASIS
PL260032
EXHIBIT 1
SITE 
MU-4

Enterprise GIS and Data Analytics Group; City of Tempe
, Microsoft, Vantor
²
Aerial Map
TEMPE OASIS
PL260032
EXHIBIT 2

January 5th, 2025 
 
TO 
 
CITY OF TEMPE  
 
 
COMMUNITY DEVELOPMENT DEPARTMENT 
 
 
PLANNING DIVISION  
 
 
C/O ROBERT MANSOLILLO, PROJECT COORDINATOR 
 
 
MAIL STOP 01-7 
 
 
PO BOX 5002 
 
 
TEMPE, AZ 85280 
 
 
ROBERT_MANSOLILLO@tempe.gov 
 
 
(480) 350 – 8245 
 
FROM  
CAMBER AND TRUE ARCHITECTURE 
 
 
DEBORAH SYLVA-HENSLIN, AIA, MBA, NCARB 
 
 
2115 E. CEDAR ST.  
 
 
TEMPE, AZ 85281 
 
 
dsylva@camberandtrue.com 
 
 
(480) 237 – 9980 
 
 
RE 
 
TEMPE OASIS RE-USE 
 
 
1635 N. SCOTTSDALE RD.  
 
 
TEMPE, AZ 85288 
APN # 132 05 105A 
 
 
PRELIMINARY CASE # SPR25057 
 
OASIS PAD OVERLAY 
 
I. 
LETTER OF EXPLANATION  
 
This Planned Area of Development (PAD) application proposes the adaptive reuse of an existing 
commercial property comprised of seven multi-story buildings totaling 82,000 SF originally constructed in 
1970. The property will be repurposed from its former use as a hotel, to a newly renovated multi-use 
apartment community hosting 137 renovated studio and one-bedroom efficiency units, and 7 newly 
configured two-bedroom units, along with a new small retail space, and leasing office area.  
 
The 3.14 Ac. commercial property is in Tempe, AZ, south of the SEC of E. McKellips Rd. and N. 
Scottsdale Rd. The site is bound to the north by E. Lilac Dr. and beyond the right-of-way are commercial 
offices. The site is bound to the east by E. Marigold Ln. and beyond that are single-family residences, zoned 
R1-6. To the south, the site is bound by an existing 10’ wide alley serving the adjacent residential community 
to the east and beyond that is a large commercial retail fuel station. To the west, the site is bound by N. 
Scottsdale Rd. and beyond that, a hotel and commercial retail shops.  
EXHIBIT 3

The proposed project will maintain the existing seven main building’s footprints, while introducing 
site and architectural improvements that will enhance the functionality for the property’s new use. The 
project includes the redevelopment of the exterior parking lot areas on all four sides of the property into 
functionable and accessible parking and circulation areas for all vehicles, service trucks, fire trucks, and 
pedestrians, as well as accommodating the newly applicable zoning regulations. The three (3) existing small 
building structures in the SEC of the site will be demolished and replaced by newly paved covered parking 
spaces. The proposal also includes the demolition and replacement of the existing deteriorating site and 
screen walls, new gates along all the property’s boundaries, new parking spaces, and new parking shade 
structures. In addition to the 147 on-site vehicular parking spaces provided, 56 new bicycle parking spaces 
will be located throughout the parking areas. Two new trash enclosures and a 1,500 SF dog run amenity will 
be added to the site as well.  
 
The property is primarily accessed from N. Scottsdale Rd. with three existing driveways servicing the 
site along the western side. The site also has two existing driveways along E. Lilac Dr. and does not have any 
existing pedestrian connection to the right-of-way. The new proposed site plan intends to simplify access by 
eliminating two existing driveways, one off N. Scottsdale Rd. and one from E. Lilac Dr. The remaining 
driveway on E. Lilac Dr. will become an exit-only gated driveway for residents and service trucks. Vehicular 
access to the site will then be focused to either entrance remaining off N. Scottsdale Rd. Pedestrian access 
will then be added from N. Scottsdale Rd. to the site’s two main entrances. One entrance will lead to the 
proposed retail space and leasing offices, while the other will accommodate residential-only access at the 
SWC of the property.  
 
The existing seven buildings will undergo exterior façade improvements in order to update the 
property’s dated appearance and visually revitalize the surrounding neighborhood. In addition, the buildings 
will undergo necessary life-safety updates as required. New materials such as smooth stucco, fiber-cement 
based wood veneer siding, colored face-cmu veneers, extruded aluminum clad roof lines, and fresh coats of 
coordinating paint colors will reinvent the aesthetic presence of the property while significantly updating and 
refreshing the surrounding area. The site and existing buildings will also be further enhanced by the refacing 
of all exterior elevated walkways and stair systems with new compliant guardrails. The site’s existing 
hardscapes will also undergo an aesthetic improvement with the existing site-wide retaining walls receiving a 
new cmu veneer finish along with replacing all existing landscape borders with updated pavers in 
coordinating shades. Overall, the entire site will be aesthetically refreshed and renewed to bring further 
value to itself and its surrounding neighborhood for all to benefit from.  
 
Through thoughtful design this adaptive reuse project will align with the vision and purpose of 
Tempe’s overlay Papago / North Tempe Character Area Plan. By enhancing affordable housing and the 
walkability of the area, this proposal satisfies a community need while also contributing to the city’s 
commitment to sustainability in planning, design, and construction. The re-developed property will create a 
“safe, sustainable, walkable, and attractive place that values its open spaces, environment, and historic and 
cultural resources, and land uses that support community needs and aspirations.” * 
 
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

EXHIBIT 18

EXHIBIT 19

EXHIBIT 20

EXHIBIT 21

EXHIBIT 22

FINAL PUBLIC INVOLVEMENT PLAN REPORT 
Tempe Oasis – PAD Application 
1635 N. Scottsdale Rd, Tempe, AZ 
Case No: PL260032 / SPR25057 
1. Project Overview 
The Tempe Oasis project proposes the adaptive reuse of an existing hotel property into a 
multifamily residential community with a small neighborhood-serving retail component. The 
development includes approximately 144 residential units, site improvements, enhanced 
landscaping, upgraded building façades, and improved circulation and access. 
 
The project is designed to provide a moderate-density residential solution that aligns with the 
surrounding neighborhood context, prioritizing safety, walkability, and long-term residential 
stability over transient hotel use. 
2. Public Involvement Plan Compliance 
The applicant implemented the approved Public Involvement Plan in accordance with City 
requirements, including: 
- Neighborhood notification mailing (March 15, 2026) 
- On-site posting of public meeting signage 
- Neighborhood meeting conducted on March 23, 2026 
- Open-format presentation with question-and-answer session 
3. Neighborhood Meeting Summary 
Date: March 23, 2026 
Time: 6:00 PM – 8:00 PM 
Location: Tempe Oasis Hotel 
Format: In-person neighborhood meeting with presentation and open discussion 
Attendance: Approximately 20 attendees, including neighborhood residents and project 
representatives 
4. Summary of Community Feedback and Responses 
Topic 
Community Feedback 
Response 
Parking 
Concerns about reduced 
parking and neighborhood 
spillover. 
146 spaces proposed with 
management strategies 
including assigned parking, 
car-free incentives, and 
coordination with City on 
street controls. 
Access & Traffic 
Preference for Scottsdale Rd 
access only and reduced cut-
through traffic. 
Primary access from 
Scottsdale Rd, restricted rear 
EXHIBIT 23

access, reduced driveways, 
and gated entry. 
Density 
Concerns regarding overall 
density. 
Reduced from ~205 units to 
~144 units with no increase in 
footprint and minimal height 
changes. 
Safety 
Questions about tenant 
behavior and security. 
Gated access, cameras, 
screening, and professional 
management to ensure a 
quiet residential environment. 
Design 
Interest in neighborhood-
compatible architecture. 
Modern refresh with mid-
century modern influences 
incorporated. 
Retail 
Questions on use and hours. 
Small neighborhood-serving 
retail with daytime/early 
evening hours only. 
Screening 
Desire for better buffering. 
8-foot block walls and 
enhanced landscaping 
proposed. 
Accessibility 
Questions on ADA parking. 
To be finalized during code 
review based on unit 
locations. 
5. Changes to the Project 
No major design changes have been finalized; however, parking management strategies, access 
refinement, and architectural detailing are being further evaluated based on community input. 
6. Ongoing Coordination and Next Steps 
The applicant will continue coordination with the City to finalize PAD standards, refine site design, 
and advance through the Development Review Commission and City Council processes. 
7. Conclusion 
The Public Involvement Plan has been completed in accordance with City requirements. The 
neighborhood meeting provided valuable input, particularly related to parking, access, and 
neighborhood compatibility. 
 
The applicant remains committed to ongoing collaboration with City staff and surrounding 
residents and will continue refining the project to address concerns while delivering a high-quality 
residential community that enhances the neighborhood. 
EXHIBIT 24

8. Attachments 
- Meeting notice 
- Signage photos 
- Sign-in sheet  
-Transcript of meeting 
- Presentation materials 
EXHIBIT 25

Pre-Application Neighborhood Meeting Mailing Letter 
 
Date/Time: tbd 
Doors will open at tbd. 
(Developer Representative will be available to answer questions) 
 
Date: tbd 
Dear Neighbor: You are invited to a neighborhood Pre-Application Neighborhood Meeting to review and discuss the 
development proposal at 1635 N. Scottsdale Rd., cross street(s) E. McKellips Rd. & Scottsdale Rd. APN # 13205105A; 
Zoning: MU-4, in accordance with the City of Tempe Planning Department’s Pre-Application procedures for Application 
Number: PL260032 
 
Meeting Location: 
Purpose of the Meeting: The Pre-Application Neighborhood Meeting is intended as a way for the Project sponsor(s) to 
discuss the project and review the proposed plans with adjacent neighbors and neighborhood organizations before the 
submittal of an application to the City of Tempe Planning Department. This provides neighbors with an opportunity to raise 
questions and discuss any concerns about the impacts of the project before it is submitted for the Planning Department’s 
review.  
 
What Happens During a Pre-Application Neighborhood Meeting? During the Pre-Application Neighborhood Meeting, the 
applicant’s representatives will present the proposed development to the community. This presentation will provide the 
applicant an opportunity to hear comments and concerns about the development proposal to resolve conflicts and 
outstanding issues, where possible. Pre-Application Neighborhood Meetings are opportunities for informal communication 
between applicants and the landowners and occupants of nearby lands, and other residents affected by development 
proposals. Participation in any preliminary, Pre-Application Neighborhood Meeting is for informational purposes only. Any 
resultant participation and/or written summary of same shall not be part of the administrative record for any development 
application that may be filed and accepted.  
 
A Pre-Application Neighborhood Meeting is required because this project includes: 
☐ A rezoning of a property 
☐ An application for Special Use permit  
☐ A military compatibility permit  
☐ Development master plan  
☐ Comprehensive plan amendment  
☐ A Preliminary Plat 
☐ A Pre-Application Neighborhood Meeting is optional for this application, but the applicant has opted to hold one  
 
This Planned Area of Development (PAD) application proposes the adaptive reuse of an existing  
commercial property comprised of seven multi-story buildings totaling 82,000 SF originally constructed in  
1970. The property will be repurposed from its former use as a hotel, to a newly renovated multi-use  
apartment community hosting 137 renovated studio and one-bedroom efficiency units, and 7 newly  
configured two-bedroom units, along with a new small retail space, and leasing office area.   
 
Existing number of dwelling units  
Proposed 
144 
  
Existing building square footage  
Proposed  
36,689  
Permitted  
48,000 
Existing number of stories  
 
Proposed  
3 
 
Permitted  
5 
Existing building height   
 
Proposed  
25’  
 
Permitted  
75’ 
Current zone  
 
 
 
Proposed  
MU-4 
 
Existing Zone  MU-4 
 
 
Meeting date:  March 23,2026 at 6pm
Doors will open at 5:45pm
Developer representative will be available to answer questions
March 6, 2026
 
Pre-Application Neighborhood Meeting 
Location: 1635 N Scottsdale Rd, Tempe, AZ 85288
☐ 
☐ 
rhood Meeting Mailing L
Neighborhood Meeting 
Neighborhood Meeting to review and discuss the 
Neighborhood Meeting is intended as a way for the Project sponsor(s) to 
Neighborhood Meeting? 
Neighborhood Meeting, the 
Neighborhood Meetings are opportunities for informal communication 
Neighborhood Meeting is for informational purposes only. Any 
EXHIBIT 26

1635 N SCOTTSDALE RD. NEIGHBORHOOD MEETING 
Meeting Information:  
Applicant: Camber & True Collective, 2115 E. Cedar Street, Suite 2, Tempe, AZ 85281 contact: Deborah Sylva 
Developer/Builder Information: HK 24th Street LLC, 5208 N 24th Street, Phoenix, AZ 85016 contact: Danny Pham 
 
No government agency has reviewed this application. If you have questions about the City of Tempe Zoning Ordinance, 
Subdivision Regulations or general development process in the County, please call the City of Tempe Planning 
Department at 480.350.4311, or contact the Planning Department via email at planning@tempe.gov. You may also find 
information about the City of Tempe Planning Department and on-going planning efforts at 
https://www.tempe.gov/government/community-development/planning. 
 
 Sincerely, 
 
 
 
 
  
Deborah Sylva, MBA, NCARB 
 
  
  
 
Deborah Sylva, AIA, MBA, NCARB
Principal Architect/Owner
Robert_Mansolillo@tempe.gov.  You may also find
8245
Robert Mansolillo with City of Tempe Planning
EXHIBIT 27

EXHIBIT 28
CITY OF TEMPE PUBLIC NOTICE 
ZONING
REQUEST:  This is a public hearing notice for TEMPE OASIS APARTMENTS consisting of Proposed
adaptive reuse from former use as a hotel, to a multi-use apartment community with 144 units, new
retail space, and leasing office  The request includes a Planned Area Development Overlay to
establish development standards for density of up to 65 du/ac, lot coverage, landscape
coverage, building height maximum of 25 feet, setbacks and parking, and a Development Plan
Review for site plan, landscape plan and building elevations.
Meeting Location:  Tempe Oasis Hotel 1635 N Scottsdale Rd, Tempe, AZ 85288
DEVELOPMENT REVIEW COMMISSION (DRC): 04/28/2026 @ 6:00 p.m.
Virtual: http://www.tempe.gov/virtualplanning to join virtual meeting AND/OR
Physical hearing location: City Council Chambers, 31 E. 5th St., Tempe, AZ
85281
CITY COUNCIL HEARING (Intro/1st Hearing): 05/14/2026 @ 6:00 p.m.
CITY COUNCIL HEARING (2nd Hearing): 06/04/2026 @ 6:00 p.m.
Virtual: http://www.tempe.gov/clerk to join virtual meeting AND/OR
Physical hearing location: City Council Chambers, 31 E. 5th St., Tempe, AZ
85281
Case Number:  PL260032              Posting Date: March 6, 2026
APPLICANT:  Deborah Sylva, Camber and True Collective                   
PHONE: 480.237.9980                              Email: info@camberandtrue.com
Penalty for removing or defacing sign prior to date of last meeting.
NEIGHBORHOOD MEETING:  March 23, 2026 @ 6 p.m.
4' minimum
4' minimum
posted 4' above ground
This sign should be bright red with white lettering, produced on 
plywood with 4x4 posts and must include the address, acreage, and 
description of all parts of the requested entitlement, with a brief description 
of the project.  It must also include all meeting/hearing dates, times and 
locations.
Case file available at Community Development Department - Call Planning Division at (480) 350-4311 or
Email at planning@tempe.gov.

EXHIBIT 29
EXHIBIT 29

EXHIBIT 30

00:00:05Speaker 1 
Thank you very much. She doesn't want to be in front. 
00:00:13Speaker 2 
Thank you. 
00:00:15Speaker 3 
Very much. You guys want to get started? Yeah. Thank you, guys, for coming to our little 
meeting about the renovation of the Tempe Oasis Hotel. Super exciting project. My name is 
Deborah Silva. I am the architect. I apologize ahead of time for this allergy- induced. 
Coughing thing. So that's why I have this tea. Promise it's all it is is allergy. But so I wanted 
to introduce The project to you, that and also we have special guest. Robert with the city, 
special guest, and Danny. He's the owner of the property. So if there's any particular 
questions that you have, my thought was we'll just run through. What we're planning to do 
with the property, and then. 
00:01:04Speaker 3 
Hear what questions you have and other concerns so we can talk about it. The intention is 
not to Necessarily solve everything, but we want your input and to collaborate with you if 
there are concerns. So, you guys are familiar with this building? Any of you here when it was 
the Ramada? So you remember. You remember the long, long ago. 
00:01:34Speaker 4 
Yes. Oh, yeah. We must really go back in time. 
00:01:38Speaker 3 
That's amazing. So you've seen this property evolve over time. Hopefully we're moving it in a 
positive direction. That is our intention. This this whole renovation came about from the 
city. They approached the owner about. Creating, what was it? Two hundred and ﬁve units. 
That, ﬁve stories. An apartment complex. Crazy for this area, maybe not quite the right 
scale yet. So we want to put this apartment building somewhere in between. So. This um. 
Couple of slides here is just what you what you drove in to see. Uh. No. 
00:02:28Speaker 3 
That's about as full screen as I can get, but I can zoom in. Better? Yeah. Oh, here. I lied. Full 
screen. Somebody thought that was good. Choo choo train. Alright, but now I don't have 
my arrows. You must be up. 
EXHIBIT 31

00:03:01Speaker 3 
Okay. Okay. The site plan. If you want, if you guys want to take a look at a physical copy, we 
do have an entire set of the drawings. That are in for review with the city right now. This has 
this is one sheet from that set. This complex has seven di<erent buildings. Our intention is 
not to change the footprint of the buildings at all. Not to change. The height, Except for 
maybe slightly to make the roof a little more interesting than the old Ramada. Shape. We 
are changing the parking. That's, I know, an issue or a concern that some of you might have, 
so we'll talk about that. One of the most exciting things that we're doing is completely 
facelifting the entire building. So we're giving it a modern look. 
00:04:00Speaker 3 
With a neutral palette. I think really speaks to the student generation, the younger 
generation that's going to be looking for housing here right now. So that modern metal 
rooﬁng, we've got a wood look. It's kind of a composite material. We've got our samples of 
materials are on the back. If you want to take a look at those. 
00:04:31Speaker 3 
These are those same views that you just saw of the existing building, but taking a look at it 
with how it would look. When we're done. This property was zoned or it was rezoned when 
the city came to talk to the owner as a mixed use. Mu four. So that meant we had the 
opportunity to bring in a small retail component. So our intention is to bring in a retail. 
00:05:02Speaker 3 
Co<ee, sandwich, some kind of service like that with F and B component. Where the lobby 
is right now. And what that looks like. This was our inspiration. That's where it sits. And 
that's where it would sit right up front. So we can really activate the street front, something 
that's a little more inviting. 
00:05:32Speaker 3 
for passersby and for the residents alike. We don't know what it's called yet. Don't 
necessarily have a tenant signed up. So this is still hypothetical, But the idea is bringing in a 
little bit of pop of color to o<set that neutral backdrop. 
00:05:51Speaker 4 
Would it be like, what would be the hours? Would it stop at breakfast, lunch? Would it be 
sort of. That's. 
00:05:59Speaker 3 
EXHIBIT 32

A great question. And that's something that we'll have to work through. 
00:06:04Speaker 4 
What would be the the hours? You know something people could stop down to like kind of 
a, a neighborhood. That's the whole intention. Yeah, 
00:06:15Speaker 5 
No, that's the whole intention. It's uh It is uh, we we plan to bring it in uh uh. Co<ee shop 
with with with uh, Aaron uh, sandwich. We have a few uh can you, potential candidate 
already really interest in it. The hour they probably looking at is probably around seven a. m. 
to. About six seven p. m. so we will. They main they main goal is to share with uh. Breakfast, 
lunch, and going to dinner. 
00:06:52Speaker 4 
So it's how you just sort of be quiet by eight or nine. 
00:06:55Speaker 3 
Right, right. It's really meant to serve. Re sidential hours. So it's not it's not a party, place. 
It's not a bar. I'm gonna go right back to that site plan and zoom in on. 
00:07:13Speaker 5 
I kind of wonder, like ASU students looking for their ﬁrst apartment. Is it just going to be. 
ASU two point oh, they can walk over to the drink. Yeah. 
00:07:30Speaker 1 
The nice thing. I get those sandwiches until six. Most sandwich shops close at two. That's 
nice. Yeah, yeah. Shops close at two if you go over to the sky song. Myself, they do kind of a 
morning breakfast thing, and they stop it too. And so I like on the way home, and I can eat a 
sandwich that's not. So. 
00:07:56Speaker 5 
Our goal. Is not to replace ASU dorm or apartment. We want to create a nice, safe, quiet 
place. For everyone. That includes, since we are very close to ASU. We can ﬁx it. Maybe a 
percentage of those, if we create. A good environment shape environment sum up the 
student. 
00:08:26Speaker 5 
EXHIBIT 33

And their parent would like them to stay here, away from all the partying and. And and and 
that is our intention. Same thing at the hotel right now. And you, we all sit here. You can see 
we have the most nice and quiet environment. At a hotel, and it is almost fully booked. We 
are fully booked. And it's always nice and quiet. The way we create, that the way. We want 
to see. But it's still a hotel, and that's why the city want us to convert it to the apartment. 
Where uh Deborah gonna go more detail, that. We take a few extra steps. We put gated. We 
put We could go green. We could have solar and. 
00:09:24Speaker 5 
The whole purpose is if we able to convert into multi family. Unlike hospitality, where 
anyone can book and we don't know who they are. With the apartment, we able to do 
screening and background check. And if we have the right management with our Thank you. 
Goal. Uh. That we want them to create a quiet environment. For our tenant and respecting 
the neighborhood, which that what even at a hotel that my home home go. 
00:10:11Speaker 4 
We hold our questions till you're done. 
00:10:13Speaker 3 
Let's just I want to walk you through this site plan now of what's, what's going on and then, 
we can open it up for questions. So. What I have here is the overall site plan. North south on 
the page is Scottsdale Road, so the top is north. And the bottom is o<. Currently, there are 
two driveways on the south end of the property. We're going to close one of those driveways 
to make. Access simpler, cleaner, and Not confusing. Once you come in that side of the 
parking lot. 
00:10:52Speaker 3 
Or the driveway, you can cross through past the retail area, and this is public parking up in 
the front. Kind of a pre-security, you could call it. At each of the pinch points here on the 
south side. And here on the north side, we have a security gate. So, residents only at that 
point. 
00:11:23Speaker 3 
The leasing o<ice will be relocated here to the end building. And that's so since leasing is 
done by appointment only now. We feel like that's gonna be a better spot to bring 
somebody in, let them park outside, but then bring them into the property. That allows for 
more safety for the residents. We don't want it just to be wide open. It's been a big concern 
that we've tried to address is the safety of the community here. 
EXHIBIT 34

00:11:55Speaker 3 
Okay, so moving towards the east. Right on the back side of this end building, we'll be 
adding bike parking that is within the secured area. We had some bike parking, Robert, just 
to address some of the initial city comments we had. Quite a bit of bike parking that was 
outside of security, So one of the city's comments for us was, let's bring it inside the gate. 
Just to allow the residents to to feel safer when they bring their bikes in, we want to really 
promote bike parking or bicycles. Or. Automobiles, if we can. There is precedence in the 
city of Tempe, with the cul de sac development that a carless community can work. This 
isn't completely car less. But it's limited cars. 
00:12:48Speaker 1 
I think about it a lot. Like, working for somebody who's like. Going down the street, that 
wants to. 
00:12:58Speaker 3 
Yes. Yes, we still have some bike parking that is. That's a good, that's a great point. We do 
have some bike parking that is still outside of the secured area. But, the idea was that the 
majority for the residents would be within the gated area. We're adding landscaping to 
beautify the drive aisles. 
00:13:23Speaker 3 
We'll be repaving. We've got a new dumpster area in the back that's enclosed. And. We also 
want to provide the amenity of a dog run for these residents. So that they have somewhere 
to take their furry friends. Continuing to move counterclockwise. We have emergency 
access in the back. And we also still have an emergency gate, an egress- only gate at this 
point on the corner. Yeah, on the corner of Lilac and Marigold. So that gate will not be open 
all the time. 
00:14:07Speaker 4 
That's a place that people really need to not park. I know. The report. We're always parked 
in front of that access key, so that will. This part of your parking lot that won't be parking. 
00:14:24Speaker 3 
Right. Yeah, That's why we have another dumpster located there so that we're not parking 
right in in that gate. On the inside. And if you are talking about street parking. That's you're 
are you talking about inside the property or outside? 
00:14:37Speaker 4 
EXHIBIT 35

Yes, inside. Yeah, where people cannot park there. I've seen people residents parking in 
front of the in front of the gate. 
00:14:45Speaker 3 
Right. Yeah, that makes sense. 
00:14:47Speaker 4 
So, there's been a lot of interest in XR for a long time. Very well written. 
00:14:52Speaker 3 
Not on Marigold. It's just emergency only. 
00:14:56Speaker 4 
And there's a laundry type place that'll be. We had laundry for the hotel. I can't picture 
where that's at. I just thought a separate building it was. 
00:15:08Speaker 3 
The The laundry facility? Yeah. That one is. 
00:15:11Speaker 5 
It's actually right behind you. Yep. So right outside the door, we're gonna put a The long way 
maturity. We also have. More than half of the year, we also have. Washer dryer. Washer 
dryer. Okay, so it's it's all in house. 
00:15:33Speaker 1 
And there is no entrance. That's a awful uh guideline for him. 
00:15:38Speaker 3 
Just emergent, just exit only from to to lilac. Not marigold. Lilac is this one that's running 
east west, so exit only here. 
00:15:54Speaker 1 
The oretically. Left turn, not right turn only. You can't really stop it, but you can ask. No. It 
says on the sign, but that doesn't mean. 
00:16:06Speaker 3 
Yeah, it doesn't mean that people will follow that rule. 
00:16:09Speaker 6 
EXHIBIT 36

Is there a pedestrian access o< of Mile One? 
00:16:12Speaker 3 
No. Not at this time. This is gated all the way down. 
00:16:24Speaker 3 
And the other driveway that's on Lilac that's towards the front, that's going away as well. So, 
the only one is the exit in the rear of this of the property on Lilac. These are those bike 
parkings that you were talking about. That's in the Pre-security area. 
00:16:52Speaker 4 
Of course, there was talk of a light right there. Just kind of negate that or. Yeah, that was 
talked about one time. I'm not quite sure how I feel about that. I don't have any. 
00:17:08Speaker 7 
Information of that, yeah, that would be through our transportation department. It's not 
part of this. Christy, that was dissolved for a long time ago. Okay. Good. Good. 
00:17:18Speaker 3 
Yeah, that's not part of this proposal. 
00:17:22Speaker 3 
So that gives kind of the overview of, what the development is all about. I see that there's 
already a couple of you that have questions. So, why don't we start with you? What's your 
name? Michelle. Michelle. Okay. You're one of the originals. 
00:17:41Speaker 4 
Yes, we are. Yes, second generation. Butum. How many apartments and how many parking 
spots are you? 
00:17:52Speaker 3 
Take a look at that. So, we have a total of was one hundred and forty four is where we 
landed units. And the parking that we're proposing is a hundred and forty six. 
00:18:05Speaker 4 
Where is it possible to get that much parking? That space. 
00:18:11Speaker 3 
EXHIBIT 37

This is reusing this existing property, one hundred and forty six spaces. 
00:18:16Speaker 4 
That's what you have now. 
00:18:18Speaker 3 
With re striping some of it, yes. Because we're closing in some driveways, so we're able to 
get a few more spaces that way. I had one in the back. 
00:18:33Speaker 7 
All regress will be discussed over the coming. 
00:18:38Speaker 3 
Days. It's not not emergency. This is just exit only, so cars. Or residents may be able to exit 
on Lilac. 
00:18:52Speaker 3 
Correct entrance from Scottsdale Road only. How many spaces are behind the gate not 
available to the public? That is a great question. I did not do the math yet, but we can do 
that pretty quickly. He's asking how many parking spaces are past the gate. So for residents 
only versus public. or mixed. So we have 10, 15, 14, 18 and another two. 
00:19:40Speaker 3 
Yes. So we have one hundred and forty four, one hundred and forty six minus eighteen 
would be by behind. 
00:19:46Speaker 5 
So I have eighty four. Bite, pocket. We also intend to create a incentive for any new tenant. 
That uh, break our apartment that doesn't have a car. So they will get a special discount, 
and so we can promote that program. to create that. So, do the total parking is still more 
than one. 
00:20:20Speaker 5 
For each apartment, even though some we had twenty outside. But that way, The the tail 
and also or and the gates also can park on the front. It not be shop pocket, But we have a 
plan to put in incentive. And we try to promote just like many other apartments in the city of 
Tempe. Promote and encourage. Ten d to use bike and and scooter instead of car and. And 
EXHIBIT 38

she didn't came to check for that. Appeal. Over two hundred units and zero parking, and 
they see they do pretty well with that. So. 
00:21:13Speaker 5 
What's That? Yes. Okay. Well, it's. Like I said, it's not a library. We're not asking for zero 
parking. We still have bus. We still have public transportation, and that's why we o<er 
eighty four parking uh uh bike. Uh, parking to reduce. We're not reducing. We still have over 
a hundred ﬁfty parking. Yeah, the ten B C B C code was requested to be two hundred. 
00:21:40Speaker 6 
Forty yards for both. So, seemingly, are not undersold short. We're all. 
00:21:47Speaker 5 
Okay. So so. For for a hundred forty four unit. We look at around two hundred. I don't have a 
calculator. Not two forty four. It's about two hundred and ﬁve, two hundred and ten. 
00:22:04Speaker 3 
Yeah, I mean here here's the so the ZDC that that zoning. Ordinance essentially is asking for 
two hundred and ﬁfty three. Parking spaces, Vehicular parking spaces based on the current 
density of this development or what we're proposing. The the process that we're going 
through with this P A D, is looking for approval to reduce that capacity. By a certain factor, 
which is what this proposed PAD factor is, that then reduces our required parking to one 
hundred and forty. 
00:22:40Speaker 3 
By taking studios, one bedrooms, two bedrooms, and the calculations required of the 
zoning ordinance. Down by point seven ﬁve per unit or two per unit, by that factor. And 
that's the target of the app. That is correct. That's the whole purpose of the PAD process. Is 
that we're essentially creating the zoning for this, for this property or the rules for this 
property? Robert, I don't know if that's something that you maybe want to speak to. That's. 
To tally in your lane. 
00:23:15Speaker 7 
From I think it was R three, R four something like that. R four, which R four is a multifamily 
zoning. And euphor is what makes you. Typically, zoning districts have development 
standards. So the multifamily had these parking standards. So for a one bedroom, it's one 
and a half spaces. And and like that, the NU four district does not have development 
standards. It requires the PAD process, which is what this step is, and that's for the 
EXHIBIT 39

applicant to. Come in. And submit their own development standards. Now they have to. 
They have to be somewhat in line with everything else that we see for. You know, a project 
of similar size, similar units. 
00:24:09Speaker 7 
But the MU four zoning district doesn't have. Several of the development standards that 
others do. So that's where the PAD process is. The applicant is proposing. Standards that 
they think will work for the project. And with this being a, it doesn't qualify as adaptive 
reuse. There are some standards that an adaptive reuse project can. Get relief from. 
Parking is not one of them for any adaptive reuse, but since the building's already here. It's 
functioned as a hotel, I think since the start of it. The parking when the when the property 
was built, the parking matched. The number of hotel units. So when it was built, it met 
parking standards. Obviously, with the land use to Apartments are our standard. 
00:25:10Speaker 7 
Required for apartments. But. One thing that I've noticed on this project is that a lot of the 
units are going to be one bedroom. So it's. That yes, the parking number is deﬁcient by a lot. 
But with with these being one bedroom units, I think there's a good chance that we're going 
to see. One car per per unit, if it was going to be mostly two bedrooms. Then I, Think we 
would be a lot more concerned because then you are looking at most likely. Two vehicles 
per unit. But with it being mostly one bedroom and studio. That's where we're. We're saying 
that some of the vehicle parking can be o<set by providing more bicycle. Bicycle spaces, 
bicycle parking. 
00:26:05Speaker 8 
With this question. 
00:26:09Speaker 8 
Having them put no parking along Mariposa because that orbit comes through all the time. 
If there is not room for cars on the side, and have the orbit come. 
00:26:17Speaker 7 
And that is that's something that transportation or street division can can look at. Is putting 
no parking signs on the residential streets? So. 
00:26:38Speaker 1 
I go and and miracle my god, you stop at your house and I go. I'm like, let's put this thing on. 
I'll just stand back, wait for it to go by. My question was going to be what was. Is your 
EXHIBIT 40

number of studio, one bedroom, and two bedrooms which would maybe help answer some 
of this. 
00:26:58Speaker 3 
Yeah, we have here are the units right here. We have ﬁve studios, one hundred and thirty 
one bedrooms, seven two bedrooms. 
00:27:10Speaker 3 
There is one hundred and forty four square foot of amenity space, ﬁve hundred and ﬁfty ﬁve 
square feet of o<ice, and One thousand two hundred eighty ﬁve square feet of retail. 
00:27:25Speaker 4 
What is gust? Okay. Can, you tell me in terms of we'll have leases for these people to sign? 
For your potential side leases. Leases. 
00:27:39Speaker 5 
Yeah, absolutely. Man, that's the whole purpose of the apartment. That way, We able to 
screen and do background check and We're gonna have a professional management 
company who. Experts in this period to run this, we also plan to, do address your concern 
about parking outside. On the street, we have no control. But what we do have control. We 
will make every single new cable. That uh no parking allowed on the street. That within our 
power, Then then uh and then we we also can work with the neighborhood and the city. To 
put no parking on the outside, uh, the street as well. But that's what we. Intend to do. 
00:28:34Speaker 4 
That's really a setting issue. 
00:28:38Speaker 4 
This is kind of contingent. So, will the leases be six- month leases, one- year leases? 
00:28:45Speaker 5 
Well, like every apartment in town, ma'am. In general, most most companies require. And 
we see the same. We require a one- year release. Minimum, so the purpose is we want 
someone that. Stable. We want to screen and select the certain type of tenant. And with 
our company, the way we run, we very strict. Same thing in the hotel. We very strict. We the 
only I think I'm the only manager that run the whole team that we, we average. As some 
guests to leave the hotel, would. 
00:29:36Speaker 5 
EXHIBIT 41

Full refund. About ﬁve, uh, get ﬁve guests a week. What I mean by that is not. Meet our 
standard of the price. Unlike the previous owner, anything go. I run it di<erently. For us, it's 
not about just revenue. It's about the quality. Start within our Uh, prompt. We, we take pride 
to run our property, and we take pride to be part of the neighborhood. And you've been here 
for 55 years and you know the Romana real well. And most of you know really well, and I do 
know when we invest into the digital matter. Two days after I took over, the detective of 
Chao Phraya Police came. 
00:30:35Speaker 5 
First of all, Thanks me for allow the the uh, working with the Taiwanese police because a 
private owner would not. And and and second, she told me something. I was shocked, and 
I didn't want to. I, wasn't a good news. She said, the Romana was the number one hotspot 
for C D M ten P. Number one. Not. Motel six, not many one star hotel in the Apache 
University. It's here. It took me Over a year to clean up the hotel, and then the pandemic hit. 
And then go to the health services. But we clean up this hotel. And and. 
00:31:34Speaker 5 
I I got it back two years ago. We've been open for ﬁfteen months, even at a hotel with. Many 
hotel manager, you can even in Scott down. They have. Almost zero control over who would 
get stay. And almost none of them ever kick out a guest because they lose revenue. I'm the 
only one. 
00:32:05Speaker 5 
The privilege Romano hotel owner have an occupancy of ninety four percent, one of the 
highest in Arizona. Unheard of. A year later, our occupancy One forty two. Because not 
anybody can stay at our hotel. We also pay a lot of money. A lot of money to Wyndham that 
own Romana brand. With nine years left on the contract. It costs us a lot of money, but I'm 
paying them o<. To take their name o< because that what ten years of Damage the 
property, damage the neighborhood and for me they're not acceptable. 
00:33:03Speaker 5 
And so, uh, to speed forward, the city wants to clean up the neighborhood. And same thing 
that I understand even though I live in Phoenix. My daughter, when she was you, I came for 
ten p. deeply. Every business I run, I always care about the customer, the neighborhood. In 
this case, I will get. I work here. You might, you might not know. I work here average 10 hour 
day. Same day a week, I don't take day o<. I don't trust. I do have management company. I 
do have manager. I don't trust any of them because they couldn't do what I want to do. I 
want this as something that the neighborhood can be proud of. 
EXHIBIT 42

00:34:00Speaker 5 
And create this one right here. If you look at online from Google, Yelp, Expedia, Booking dot 
com, we have the highest rating and we are independent. We are new and we independent. 
And we still able to achieve those high rating because of the way we. We can. And if any 
gets here, they tell us and Enjoy, all day long. How much they love the hotel. How clean. 
The way we treat them. At, at, at the hotel. But. A hotel is still a hotel. We don't have the 
power like the Muay Thai family. Multi family, we can screen. We can do background check. 
00:34:59Speaker 5 
And we can, change in the long term. We able to really really make. A co<ee and take it to 
the next level, and with that. We also transform the old building Romana to a new concept. 
Where each one of you ﬂy by can feel proud to have. Instead of, uh, it is so. Yes, ma'am. It 
will be a side parking. That's a very good question. But there are two reasons. I ran Mo Chai 
family for 15 years before I ran the hotel. And I was in retail twenty years before that. I start 
out. 
00:35:58Speaker 5 
Manager for Walgreens before I opened my own. We do intend to require a side pocketing 
only for many reasons. One, we will track down any illegal. Parking any car that doesn't 
belong or assigned to. And we also intend to, add. In tending to pay extra, for the parking. 
And then we're gonna give a huge incentive to the one that. Have a bike or or doesn't have a 
car, and so we reward the one that doesn't have the car, and we kind of. Fun is the one that 
had to come. 
00:36:52Speaker 3 
Question in the back. 
00:36:57Speaker 9 
Do you have a target for pricing? Let's just say the studio. What is the pricing you're going 
after for rent for monthly rent? 
00:37:08Speaker 5 
So so I don't have the exact number. Because the reason I will tell you why. It depend on the 
Um. Investment that, and the quality. And we, we, we plan to renovate the the unit. And it 
depend on the timing of when we're going to ﬁnish the unit. And you see, um. Let's say right 
now we will start a contract share. Right now, you know, with the gas and with the material, 
with everything. The price will be di<erent. 
EXHIBIT 43

00:37:55Speaker 5 
And, the market will be di<erent from six month from now to twelve month from now. We if 
everything go right. We all talking by have everything done by the end of the year. What I 
mean is also. Renovation, brand new everything by the end of the year. If it is by the end of 
the year. Just like the hotel room, we are. Very competitive. We are, we make sure. That it is 
a<ordable. Our Michael and our style, and we want. To give our tenant a quality. Product, 
the quantity, place to call home, but a<ordable. We we we knock. 
00:38:54Speaker 5 
We're gonna compete with all the eight class apartment. Even though when we all ﬁnish, 
we all consider eight class. Apartment, It's uh uh what we uh I also have about ten year 
experience in construction. So, we I can make sure I oversee the construction. A general 
contractor. Form. And work with them, and carefully select material, and control the cost. 
So At the end, we able to transform the shape and make the plate more. More a<ordable. I. 
00:39:42Speaker 3 
Have two questions. One, there's you, and then there's one in the back. So let's start in the 
front. 
00:39:46Speaker 4 
Okay, so a hotel right now, and that's awesome by the airport. When you renovate. Like half 
and half, or kind of go dark, do all the renovations. So so. 
00:40:01Speaker 5 
That one, most likely in. With with the city, she judge, to us as well, the most e<icient. 
E<icient way it had to be, face by face. So we were thinking about. Maybe three pages or 
four. And so, we could open. Let's say we start in the middle, and we renovate the middle. 
We can have forty units. We're gonna ﬁnish the ﬁrst phase, the mirror, the common area. 
Let's say a parking. The pool area, and at the same time renovate the inside. We could work 
on the outside look. And then reopen that page one. 
00:40:55Speaker 4 
What What could beum when it becomes apartment ready, it could still be rented as a 
hotel? Or or will it be like? 
00:41:04Speaker 5 
Yes, that, that uh, no, thanks for the, that's a very good question So, under the agreement. 
With the city, as soon as we pull the permit for. Contraction. Six month later, we could lose 
EXHIBIT 44

the hospitality license, which is hotel license. And and so within six months and. And 
assume that we start the construction or pulling the construction permits six months later. 
We never can reverse back. So that what. That why they're shielding. 
00:41:51Speaker 5 
We nt to and we zoomed to review four years ago or three years ago. Then, sir, 
00:41:58Speaker 4 
And what we see. Outer or outer development happening, or inner ﬁrst. It will. 
00:42:06Speaker 5 
Be at the same time. Okay, it will be at the same time. 
00:42:11Speaker 4 
My second question was, I think it's not like the cul de sac. I think it's awesome to have that 
incentive. Um. That's how we solve the parking is you don't have a car. You know, come 
here. Don't have a car. Is there an awareness of okay, we let everybody in with cars. And 
now we've got vacancies, but we're waiting for people. Who can who can come in? Who do 
not have a car. Like people want to come in, but yeah, I got a car. Well, we need a certain 
amount of people to not have cars. Will that be. Reigned in, or is there an awareness of that 
reining in to to meet the. 
00:42:50Speaker 4 
Yeah, so. 
00:42:53Speaker 5 
So again, that is another good question, right? When we have the property ﬁnished, and 
when we Select in the view and select. Um. The property management company. I also 
gonna be very involved. I've let them know exactly my vision from day one. And what I want 
in the future, which is Let's say, we don't have the number yet, but I know he. 20%, and it 
could go up more. I am A um. Strongly support. Green. 
00:43:49Speaker 5 
You can be really unique doing what you are doing. 
00:43:53Speaker 4 
EXHIBIT 45

I build the large and custom home in Paradise Valley. Green at home, fourteen thousand 
twenty twenty years ago, and they still holding the the largest green home in the state. I 
support green. I invent. I intend to also have solar panel here. 
00:44:17Speaker 5 
So, our goal, my goal is to. Give a lot of incentive, even if they take less revenue to promote. 
More bike, more less car. So that is a personal goal. And so, to answer your question, I can 
see we probably incorporate eighteen and twenty percent. Now. 
00:44:47Speaker 5 
If I do that, then uh to answer your question, would it be you know let's say. The about ﬁfty 
unit is all, all one that ham or corn. Would you stop running two to one that have called at 
the next one, ﬁfty-one. Person come in, no. We still let. If if that came. What, the property 
management gotta do is promote better marketing for uh incentive to give people that have 
parked. And we could know in ﬁve the ﬁrst ten percent, the percentage is it nine to one? Is it 
eight to one? We able to do adjustment right away if it. Nine, we call one winner. We could 
adjust it at the beginning. 
00:45:45Speaker 5 
Then we promote more, we charge more on on the one with the card. We charge a lot more 
discount and let until we get that right percentage. Assume it's twenty percent. Then every 
month if we rent ten, we need two units that have uh bike and no car. We know right away. 
We able to monitor from the beginning. Does that answer your question? Yeah. And the 
back. 
00:46:14Speaker 6 
I s there a way, like, to introduce a stipulation to enforce any of this? I. 
00:46:22Speaker 7 
Don't. I don't think we can do it on at the city level, like. Add a condition of approval. Um. 
We can, we can look at the parking and approval. Parking number, they're going to provide 
so many spaces, but when it gets to the management of the parking that. We don't get 
involved. 
00:46:44Speaker 6 
It's nice to hear that there is a Lisa strategy. The marketing is well intended. It's good to hear 
that the opportunity. Understands that the parking is dramatically short for this for this 
project. I think it's inappropriate to ask to potentially ask the neighborhood. To bear the 
EXHIBIT 46

burden of being a martyr. No. And Jason, particularly when you just told us you're going to 
charge for parking. So you have now you have a dramatic, undersupply of parking. You got 
to really cap the price. And now you got a car, and you got to pay to park your car. Okay, 
00:47:24Speaker 5 
So if if by my answer that question, then I know it's not going up. My answer not to satisfy 
you. I just want to remind you. The city approves two hundred and ﬁve units. Three years 
ago, ﬁve. Five level, two hundred ﬁve unit three years ago. Let me ﬁnish. We could have 
been seen. We could go to. We could go to this right here. It is a mixed use unit at at Robert. 
Explains. I mean, with with the M U four, there is no. Requirement on the parking like we all. 
00:48:14Speaker 5 
And as we understand that, we go through this whole thing again and again. We get 
approved for two hundred ﬁve. I could have go based on what the city approved. On on on a 
two hundred ﬁve, which is already approved. What I did. I look at the whole. Investment, I 
look at the whole. 
00:48:44Speaker 5 
Situation include no doubt with the neighborhood and all that stu<. We don't have to build 
two hundred ﬁve. Any other investor that should in my Spot right now. Not only they, take a 
two thousand ﬁve. I know many multi family investor. I deal with them all day long, for the 
last ten years. Most of them, like even trying to come back to the city with this excuse and 
that, and trying to get even a little bit few more. I do it di<erently. We pretty much have a 
hundred forty unit. The only reason we have Four more unit instead of ﬁfty ﬁve more unit we 
already approved. Because the city also would like, again, not require. 
00:49:42Speaker 5 
A mixed use of unit, would we only have one bedroom and studio. So we create another 
four. Unit two bedroom. Uh, in this case we combine a few more. Not build more, but we 
combine to make it same into bedroom. Just so, the apartment have. Make use, but ninety 
plus percent of one bedroom. And seven, uh, uh two bedroom and and uh four studio. So 
we we all take very serious. And put the neighborhood control. Even again, that emergency 
that go down to the north side. It's still not formed yet. 
00:50:42Speaker 5 
We could eliminate that game, and I can work with the shooting rob. We could make it very 
di<icult for anyone to even exit. To the roadside, the only exit we really. Start their work. So, 
that is been on my mind. Uh, again. You. I know my answer will not satisfy you. I'm just 
EXHIBIT 47

telling you our intention. is good. We have a very good intention, that why I keep The 
number of the unit down. 
00:51:30Speaker 1 
So, added up, instead of doing one hundred and forty four, you went to two hundred and 
ﬁve. Then you were required the parking, and you then. 
00:51:40Speaker 5 
Would have. I think I'll let Robert explain that better. Robert, can I explain to you? I think he 
did explain earlier about MU four. 
00:51:55Speaker 7 
Yeah. Honestly, I wasn't around when that two hundred and ﬁve unit proposal came 
through. So I haven't reviewed those plans. I don't know what the parking situation was 
going to be, where if something like that happened. 
00:52:12Speaker 6 
Thank you. Deck and the units above, or you build. Rap or beat on the central park. park on 
site. If you went ﬁve stories, so would probably need two hundred and ﬁfty units. 
00:52:23Speaker 7 
Yeah, if it was yeah, if the whole site was going to be redeveloped, we would look at 
something like that. So you can have a level of say retail or units, a couple levels of parking. 
And then more on top. So, the bigger is two hundred and ﬁve million. 
00:52:37Speaker 9 
Speaking of retail. 
00:52:40Speaker 9 
I s there I understand there are too many details in this building. Is that available to the 
public? 
00:52:46Speaker 5 
Absolutely, that's what the people. 
00:52:48Speaker 9 
That means that how many spots are available for the retail parking as well? That's going to 
put a strain on parking, having people needing to pull in to shop and pull out. 
EXHIBIT 48

00:52:57Speaker 3 
That's one of the things that we talked about early in the meeting. Okay, But there is about 
twenty eighteen to twenty spaces that are Pre the security gates, and. 
00:53:09Speaker 3 
That's Included in the hundred and forty six spaces. 
00:53:12Speaker 9 
Hundred and forty four. You. Basically, you are saying we have the same amount of units as 
we have parking, but we're going to throw in twenty twenty for parking for retail. That's not 
accurate. 
00:53:24Speaker 3 
The total number on the site is one hundred and forty six. 
00:53:28Speaker 9 
So, what. 
00:53:33Speaker 3 
He had mentioned earlier, and this is not necessarily the place to argue, but, What we had 
mentioned earlier was that he's going to have a percentage of those units that are 
dedicated to novehicular parking, and a percentage that are dedicated to havevehicular 
parking should they want that. 
00:53:55Speaker 6 
It's just a management. 
00:53:57Speaker 3 
Element yes. 
00:54:00Speaker 7 
I think it's one per three hundred square feet of space. So, They need to designate. I think 
the space was thirteen hundred. 
00:54:10Speaker 3 
Just shy of thirteen hundred. Yeah. 
00:54:12Speaker 7 
EXHIBIT 49

Okay, so yeah. Three to four spaces. Or dedicated for the commercial space. Everything 
else outside of the gate, residents can't use. 
00:54:25Speaker 8 
Um, I just want to acknowledge and thank you for considering. Coming in and out of 
Scottsdale Road only. I'm at the corner of Scottsdale and Lilac. A house with. Mural and a 
little free library. That's me. Um, so for me, ever since I moved here twelve years ago, the 
tra<ic. Down that street has been really unbearable. Right now, my my son. Has its own 
driving permit, but as a young child, Like I would not let them play out front because it was 
just way too dangerous. Um, so for me the parking is absolutely a concern. 
00:55:04Speaker 8 
We've got double parking on many of our streets already, making it a one way, which is very. 
Very cumbersome, and then again that tra<ic going back and forth. And I know we can put 
up a left turn only whether or not. You know, drivers abide by that, but having that in and out 
of Scottsdale, I think would really. Um. Help the. Hopefully, to mitigate the overﬂow of 
parking within the neighborhood, but additionally. The tra<ic up and down the street. 
00:55:36Speaker 5 
So. If the city allow and uh and I gotta talk to our architect Deborah. We could have reached 
it, and then we could have had the shielding panel which is wrong for here. And she is alive. 
I prefer have no exit to leader, on the north side. I prefer the more, the less gain, the more 
we control, the more we keep it secure and. We will share it to the world. Take note on that 
one, and then we. We could ask the city if. If it's allowed. 
00:56:33Speaker 5 
My guess is I know we can eliminate at least one. In the back, uh, which is closer to the 
neighborhood. I know we can eliminate that. The ﬁre truck and and the garbage truck we 
have. Large enough space for exit, And and that would be where the ﬁre department will 
have to take a look at it and stu<. Based on my experience. I think so, but again, you know 
uh. The, the uh zombie and the uh ah the rules change, especially with your ﬁre. 
Department checking, things change update all the time. Uh, my get I think we we. Could 
able to. Reduced to action of one and a half, and many apartment guards have. One in 
Chinggin. 
00:57:32Speaker 5 
One in, two now we do have two one in and one exit. As long as we can provide an exit for 
ﬁre truck and that, that only. The main concern, and if they need the third one, we can keep. 
EXHIBIT 50

The one that' up front right now, we have two open right now, not even controlled. So uh uh. 
But I hope you illuminate and list the back, and if we can. 
00:58:03Speaker 5 
The problem at work. Exactly. 
00:58:11Speaker 2 
One, I think on the, I, guess it would be the back on the east side where that like kind of see 
through fence was there. Putting something with a solid wall there just to like kind of, you 
know, just privatize a little more from the neighborhood. On the back side. We intend to do 
block walls. 
00:58:27Speaker 3 
Eight feet high. 
00:58:28Speaker 2 
Okay, perfect so that'll be less than that's good and then landscaping. 
00:58:33Speaker 5 
Be er and pony. 
00:58:34Speaker 2 
Yeah, I would say don't cut the palm trees down, hopefully because I love all the palm trees 
in Arizona. 
00:58:40Speaker 3 
We're going to certainly try to keep them. 
00:58:44Speaker 5 
So that's part of the beauty of it. Because of all of concrete, we don't intend to eliminate 
any of those concrete. We not. And so there's nothing that. Will in the wing court, yeah. Uh, 
and I thought I didn't do this for not so very much exactly. And I thought the bench. We plan 
to do a challenge to make sure it's safe for us and the neighborhood and build for 
landscape. Bring all that outside and go. 
00:59:21Speaker 2 
Yeah, like the design, I like kind of like the modern stu<, But I think to me where it is in the 
neighborhood and our neighborhood being mid century, if you did kind of a mid century, 
EXHIBIT 51

modern kind of Palm Springs older Phoenix vibe. I think that would look better and be more 
unique, And I just think you would rank for that better because what you have up there. I 
mean, I work in developments. I do design for architectural sites. This space, it looks good, 
but it's it's it's could be anything. There is a lot. It looks very common. I think you could 
make the design a little bit more. I think going more of a little bit more vintage kind of vibe 
with it, a little more mid- century than just straight modern. I think would really ﬁt the 
neighborhood well and I think it would look really good. 
00:59:59Speaker 5 
That's our goal. Right, our goal. We want to go modern, but to keep that unique look that 
what this hotel is known for. That's why we don't change a lot of because you have the. 
01:00:12Speaker 2 
Open hallways and the balconies and all that;. It's just set up to make it like that. It's very 
old spring, yeah, exactly. And then if you did that with keeping the landscaping making the 
front better, you know, adding some other elements maybe breeze block or something like 
that lighting), you can really make the front look nice. I mean, to me, that's what I think 
would look best like pulling in. To the neighborhood on lilac, and you see like a really nice 
thing on the corner. 
01:00:35Speaker 5 
We we we work with the city very closely on that one. In the landscape, my goal I want to 
make sure that when. It's approved, and when it's done, no doubt it's something that. Not 
just us, but the neighborhood. Take pride in doing. 
01:01:01Speaker 5 
I think it's got a lot of potential. In the back, 
01:01:07Speaker 6 
Uh, yeah, Tempe zoning code was you guys need eleven accessible parking spaces. I am 
curious how many of those are behind the fence. And what would be the response to 
somebody who needs an accessible parking stall? Um, if They're already taken. Is the 
response," Hey, you need to get on a bicycle." 
01:01:27Speaker 3 
Given that this is still concept. Of course, so our goal is always to maintain code 
compliance if not exceed the code. For all of those areas, so if there's a you know the 
calculation past security, we have to look at that separately. versus pre security or pre gate 
EXHIBIT 52

in the public area, so those counts will be accommodated for that are code compliant for 
sure. Six. Okay. So like like I said, this is still in concept. We're trying to get this. 
01:01:59Speaker 3 
PAD concept approved. Correct, I understand. So those those faces have this symbol right 
here. Those are all the accessible spaces. Okay, I'll pay your ball. There are currently uh two 
behind the fence that are shown right now. And there are four that are in front. 
01:02:32Speaker 3 
So the other ones need to be, you know, accessibility is not just about putting a parking 
space wherever it ﬁts. It's the entire accessible route that we have to consider, for the 
accessible units. So not knowing which units are speciﬁcally the accessible units at this 
moment. We can't just put parking spaces wherever. So, we will accommodate how we 
need to for those accessible units where those occur. Six. 
01:03:01Speaker 6 
Access ible stalls behind the. 
01:03:04Speaker 3 
We're gonna have to, and we still have to go through the building department and the 
accessibility review. So this is a. PAD for the overall development standard, so that's what 
we're looking at. 
01:03:16Speaker 6 
Yeah, I understand. I think my concern is. Even if you go six behind the gate, when it really 
should be eleven behind the gate, you are further. Well, 
01:03:26Speaker 5 
I'm sorry. I don't know where you get the number eleven from. But, Anyway, like Debra said, 
this is. 
01:03:38Speaker 3 
This is our concept that we're submitting. 
01:03:46Speaker 5 
A feedback and red line, and that way we could apply. Exactly where it is like that project 
and you can work with other. Yeah, 
01:03:57Speaker 3 
EXHIBIT 53

I think the concern is is heard and noted. It's not our intention to just, willy nilly make 
parking. We're we want it to be, you know, access the accessible spaces need to be. On the 
accessible route to the accessible units. 
01:04:14Speaker 4 
That would be planning ﬁrst for those. Well, 
01:04:18Speaker 5 
On a property, on a property. Have twin head cap. Room so three unit three handicap unit. 
01:04:31Speaker 5 
Just so, I'm not sure if you want to know that, but. Okay, so. And we're doing the 2011 
handicap parking study. I think you can't hear me, correct? But that again, this the ﬁrst step. 
This the beginning. It's like turning it in. And just like the rest of the pocket, it is. This is. Use 
eighty four, and so we could gain something. We could give up something. Currently, we 
have zero by pocket. We add on eighty four. We worked out a lot of things that the city we 
asked to improve. Example, right now we don't have ﬁre sprinkler. That will be need to be 
out on. We understand that the old building, everything is block wall and you can see all 
concrete and stu<. 
01:05:31Speaker 5 
The cost is tremendous. We understand that. The city, we didn't want to convert to the 
apartment. The city The whole city planning, the city mayor. To buy us to the city hall 
multiple times. This is what they want. They want to change this whole, whole area. He got 
no luck. I'm the only one replying. I'm the only one what we can see they can be. I'm the 
only one that showed up to the mayor. Meaning, and I'm the only one allowed to she'd it to 
resolve it. I didn't want to change into the apartment. I want you clean up the property. No 
doubt, my background is in multi-family. I know what we can. 
01:06:28Speaker 5 
Do and control and how safe it is. And when we able to do it, then we could upgrade 
everything. By the time this thing's over by the end of year, it's building. It's a large shape for 
than what it is now. We all bring part in. We don't have to, in improve anything. But we want 
to do it. This is the best for, A known downtown neighborhood. 
01:06:59Speaker 4 
I appreciate you, sir. I appreciate what you are doing rather than building, you know, the 
ﬁve- story thing that we've talked about. You know, give me that. Um, I like real quick. Um, I 
EXHIBIT 54

am chair of Indian Bend. One of us are our neighbors here. I think and then with Um, I just I 
kind of feel like now is is a bit of a neighbor agreement because we've been good neighbors. 
Isum. There's a lot of details to be worked out. I think it's really clear that we just don't want 
any. Parking tra<ic, uh, you know going on on the. A little chunk of marigold or lilac, and I 
think as long as you guys. Work those details out. So, 
01:07:45Speaker 5 
They think that we cannot control. What there a lot of things that we cannot control, but I 
can promise you this. If anything that we can control, 
01:07:58Speaker 5 
I Try to eliminate and all that stu<. I put myself, if I live behind it, what would I like and what 
would I not like? That would be one of those things. So now, then I get back only to. And and 
and again, we go through and we can invest a lot into it. The whole thing is to make. It's 
probably better for the neighborhood. Everything we do is for that purpose. We don't have 
to convert to an apartment. We do well with the hotel, and if I if I don't. I have one chance to 
do it, and if I don't do it, and if I sell this to another hotel operator, they will never convert to 
the apartment. We are doing well at the hotel. There are a lot of investors who would love to 
take over. And I can assure you. 
01:08:53Speaker 5 
No one gonna care for the property in the neighborhood than me. I've been here six years. I 
put my life on it. The ﬁrst two year, my wife worry every night. Because of the type of people 
here, I clean this up because I can. We lose money four or ﬁve years straight. 
01:09:14Speaker 4 
No, it's been a huge improvement, and I think maybe as neighbors, then. 
01:09:20Speaker 4 
You controlling what you can control, and then it's like, uh oh, we've got you know some 
issues. We've tried to. Dot all our eyes, cross our t's, but we've got people from here 
parking. Then we go back. Then we go back to you, or that as a neighbor, we both go to the 
city and go. We're going to need some structure. In our neighborhood, because our quality 
of life is getting you know. Make some adjustments there. 
01:09:48Speaker 5 
I'm glad Robert here, you know, so he's representing with the GBA, with the GBA. 
01:09:53Speaker 4 
EXHIBIT 55

Is that kind of kind of where we can be out of? 
01:09:55Speaker 7 
Yeah, that's where we can talk with streets transportation. 
01:09:59Speaker 4 
We're trying to head all this o< at the. Yeah. So we don't go. Yeah, right. Our cities get our 
streets. 
01:10:06Speaker 7 
Yeah, that's when we can talk about transportation. Okay. I. 
01:10:11Speaker 4 
Love working with you as a neighbor more so than yeah, 
01:10:13Speaker 5 
My guy. I was just wondering, you do one of those things, day o< things. 
01:10:20Speaker 5 
The. I'm not. 
01:10:32Speaker 3 
Sure. We have a little ways to go before we're. Thank you for breaking grounds. 
01:10:40Speaker 4 
People in those spaces who are like the math doesn't math. So, um, yeah. And so. We 
would try the best. Appreciate it, and thank you. Thank you so much. It looks good. I haven't 
been inside the property in a while, but I Yeah, it's looking good. Thank you. Michelle, did 
you have another question? Yeah, I just wondered about the block fence. Does it go on to 
Lilac also? Is it just. 
01:11:02Speaker 3 
Yes. Yes, it does. So this keynote number six is referencing that block wall. All the way 
down, yeah. All the way to the gate. 
01:11:16Speaker 4 
T rees. There. 
01:11:19Speaker 3 
EXHIBIT 56

Are trees that we have to have. I believe so. I have to see what our landscape plan shows. I 
don't have that one on the screen. 
01:11:33Speaker 7 
Yeah, I think this is great for Gateway. That's like that's going to get demolished, and we're 
going to have. Yeah, 
01:11:40Speaker 5 
We plan to make sure the outside well landscaped. We have a lot of shade trees. U h, 
make. Make the neighborhood look more nicer. 
01:11:56Speaker 3 
We're Limited on our space here with the footprint that we have. 
01:12:01Speaker 4 
Yeah, it could be a very like oh man, like is there an opening in Oasis? Yeah. 
01:12:08Speaker 3 
That's the idea. 
01:12:14Speaker 3 
It's A really bring bring the area up. 
01:12:16Speaker 4 
Have a neighborly atmosphere. Yes, indeed, Councilwoman Martin. You know, very I didn't 
mean to kind of shut it down. No, 
01:12:25Speaker 3 
You're good. You're good. Any Other questions that we can answer? Appreciate you guys 
coming out. Thank you for running a lot of these. Yeah, it is on the page. 
01:12:44Speaker 4 
I'm just going to make sure that the other side of the room is clear. Danny, good to see you. 
I'm like, yeah, I'm in. I'm okay with that. It's just you know how it a<ects the neighborhood, 
but we'd like to have a meeting. Yeah, it's very ambitious by the end of the year, but it's like 
having a hundred new little neighbors on our. Yeah. We love change. We love people who 
are gonna. What a thank you. You've done a wonderful job in cleaning up this area. Well, 
thank you very much. I know I've actually seen a lot of the changes, and you know how old 
EXHIBIT 57

the Native American families have been here for generations and generations and 
generations, but we're still here. Everything's gone. Yeah, good to see you again. It was 
clear. Madly texting and no issues. Take care of yourselves, your response, and the copy of 
it in print. Yeah, nice to meet you in person. I'm great. We talked last week actually. Good to 
meet you too. Yeah, 
01:13:38Speaker 6 
Appreciate your time Thank you. 
01:13:40Speaker 4 
Thank you so much That's good. It's all good feedback. Good to see you. Thank you so 
much for being here. Yeah, I appreciate you. Thank you for hosting. Yeah, appreciate it. So, 
what are our next steps? I mean, in terms of do we. You're not afraid to go to the. Do we 
really have to get any rezoning? Okay, excited to watch the project unfold. 
01:14:03Speaker 3 
It has permits. It's just a K D approval. Okay, so Robert, if you want to. Ki nd of explain the 
next steps with the hearings that we have to go through. Yeah, 
01:14:14Speaker 7 
Yeah. So this is the latest proposal that was just submitted to me today. Yeah, so I'll get to 
review this in the next week or so. I'll look through it all. I'll compare to the ﬁrst one. I had 
that were addressed. Things like that. 
01:14:40Speaker 7 
So once we get to a ﬁnal case that we're all happy with, it goes to the development review 
commission. Yes, it goes to the DRC. Then to two city Council. 
EXHIBIT 58

1921 S. Alma School Rd, Ste 204 \ Mesa, AZ 85210 
480.696.1701 
info@y2keng.com
June 5, 2026 
Deborah Sylva-Henslin 
Principal, Owner 
Camber and True Collective, LLC 
Phone: (415) 470 -7122 
Email: dsylva@camberandtrue.com 
Subject: 
Oasis Tempe Parking Study  - Tempe, Arizona 
Southeast Corner of Scottsdale Road and Lilac Road 
Dear Ms. Sylva-Henslin, 
Y2K Engineering has been retained to provide traffic engineering services for the above-referenced project, 
located on the southeastern corner of Scottsdale Road and Lilac Drive in Tempe, Arizona. The project 
proposes the conversion of an existing 142-room hotel into a multifamily residential development 
consisting of 142 dwelling units and an 872 SF on-site coffee shop. As part of the redevelopment, one 
existing driveway on Scottsdale Road and one existing driveway on Lilac Drive are proposed to be closed, 
and the site will be accessed by two right-in/right-out driveways on Scottsdale Road and one full-access 
driveway on Lilac Drive. The parking and bicycle parking needs of the existing and proposed developments 
on the project site will be evaluated to determine whether the proposed parking layout will be sufficient to 
satisfy City of Tempe standards. Figure 1 shows the vicinity of the project and Figure 2 shows the project 
site. 
Figure 1: Vicinity Map 
EXHIBIT 59

Oasis Tempe Parking Study – Tempe, Arizona  
June 2026 
 
 
Page 2 
PROPOSED SITE 
The proposed development will be constructed on parcel APN 132-05-105A, an existing developed parcel 
located on the southeastern corner of Scottsdale Road and Lilac Drive in Tempe, Arizona. The parcel 
currently contains a 142-room hotel that is proposed to be converted into a multifamily residential 
development consisting of 142 dwelling units and an 872 SF on-site coffee shop. As part of the 
redevelopment, one existing driveway on Scottsdale Road and one existing driveway on Lilac Drive are 
proposed to be closed. The current site plan provided by the client proposes 147 parking spaces (138 
parking spaces and 9 ADA parking spaces) on-site parking spaces as shown in Attachment A.  
 
 
Figure 2: Project Site 
 
EXHIBIT 60

Oasis Tempe Parking Study – Tempe, Arizona  
June 2026 
 
 
Page 3 
PARKING REQUIREMENTS 
CITY OF TEMPE MUNICIPAL CODE 
Parking requirements for the proposed development were calculated using the parking requirements 
contained in the City of Tempe Zoning and Development Code, Part 4, Chapter 6, Table 4-603E1, shown 
below in Attachment B. The proposed development consists of 142 multifamily dwelling units and an 872 
SF coffee shop. Per Section 4-602E (2)2, for adaptive reuse developments, restaurant uses are required to 
provide one parking space per 150 square feet of floor area.  Table 1 summarizes the parking 
requirements for each proposed land use and the total parking demand for the redevelopment.  
Table 1: Summary of Calculated Parking Requirements per City of Tempe Code of Ordinances, Table 4-603E 
   
Based on City of Tempe parking requirements, 250 parking spaces and 103 bicycle parking spaces are 
required for the proposed development. Without including the quantity of on-street parking, the required 
number of parking spaces exceeds the proposed parking supply (138 parking spaces and 9 ADA parking 
spaces), and the minimum vehicle parking requirements are not met based solely on the on-site parking 
provided. Additionally, the proposed development includes 134 bicycle parking spaces, which exceeds the 
City's minimum bicycle parking requirement of 103 spaces. 
ITE PARKING GENERATION 
To further study parking requirements for this site, the ITE Parking Generation Manual, 6th Edition (2023), 
was referenced. ITE (Institute of Transportation Engineers) is an international membership association of 
transportation professionals and has published industry-standard resources, including the ITE Trip 
 
1 
https://library.municode.com/az/tempe/codes/zoning_and_development_code?nodeId=ZONING_DEVELOPMENT_
CODE_PT4_DEST_CH6_PA_S4-603PARA 
2 
https://library.municode.com/az/tempe/codes/zoning_and_development_code?nodeId=ZONING_DEVELOPMENT_
CODE_PT4_DEST_CH6_PA_S4-
602GEPAST#:~:text=Restaurant%20uses%20shall%20be%20calculated%20at%20one%20(1)%20vehicle%20space%2
0per%20one%20hundred%20fifty%20(150)%20square%20feet%20of%20area. 
Building
Size or Quantity 
of Units
Parking Land 
Use
Type of Unit
Parking Ratio
Recommended 
Parking Spaces
Bicycle Parking 
Ratio
Recommended 
Bicycle Parking 
Spaces
On-Site Coffee 
Shop
872 SF
 Restaurant
Restaurant
1/150 SF
6
1/1,000 SF
1
Multifamily 
Residential
142 Units
Multi-family
Guest
0.2 space per unit
28
0.2 space per unit
28
Multifamily 
Residential
5 Units
Multi-family
Studio
1 space per unit
5
0.5 space per unit
3
Multifamily 
Residential
130 Units
Multi-family
1 Bedroom
1.5 space per unit
195
0.5 space per unit
65
Multifamily 
Residential
7 Units
Multi-family
2 Bedroom
2 space per unit
14
0.5 space per unit
4
Multifamily 
Residential
704 SF
Office
Office
1/300 SF
2
2 minimum
2
250 Spaces
Total
103 Spaces
Total
EXHIBIT 61

Oasis Tempe Parking Study – Tempe, Arizona  
June 2026 
 
 
Page 4 
Generation Manual and ITE Parking Generation Manual. These resources are widely accepted within the 
traffic engineering industry. 
The ITE Parking Generation Manual estimates the number of parking spaces needed to support a site based 
on parking studies performed around the country. Estimates are generated through the review of land use 
type and development size using average parking generation rates and, when available, fitted curve 
equations. For this study, the applicable ITE land uses were used to estimate the parking demand associated 
with the proposed 142 dwelling units and 872-square-foot coffee shop. While a specific land use is not 
provided for studio apartments within a multifamily housing development, the five proposed studio 
apartments were assumed to operate as one-bedroom apartments for the purposes of the parking demand 
calculations. 
Fitted curve equations were provided for most of the evaluated land uses and were utilized where 
applicable. However, Land Use Code 936 (Coffee/Donut Shop Without Drive-Through) does not provide a 
fitted curve equation, therefore, the weighted average weekday parking generation rate provided by ITE 
was utilized to estimate the parking demand associated with the proposed coffee shop. 
Table 2 summarizes the results of the parking demand calculations for the proposed development based 
on the ITE Parking Generation Manual data. The ITE Parking Generation worksheets have been included in 
Attachment C. 
Table 2: Summary of Calculated Parking Requirements per ITE Parking Generation 
 
Based on ITE Parking Demand methodology, an estimate of parking needs for this development is 139 
parking spaces to accommodate projected parking needs during the weekday. 
 
 
Building
Land Use
ITE LUC
Independent
Variable
Parking Demand Formula 
Weekday 
Parking 
Demand
Fitted Curve Equation - Weekday
P = 0.88(X) + 1.19
Fitted Curve Equation - Weekday
Ln(P) = 0.99 Ln(X) + 0.26
Fitted Curve Equation - Weekday
Ln(P) = 0.99 Ln(X) + 0.66
139
Total Required Parking
Multifamily Residential
General Office Building
Coffee/Donut Shop 
without Drive-Thru
Weighted Average - Weekday
710
0.70
KSF
1
On-Site Coffee Shop
936
9
0.87
KSF
120
Multifamily Residential
220
7
DU
9
Multifamily Housing - 2+ 
BR (Low-Rise)
Multifamily Housing - 1 
BR (Low-Rise)
Multifamily Residential
217
135
DU
EXHIBIT 62

Oasis Tempe Parking Study – Tempe, Arizona  
June 2026 
 
 
Page 5 
PROPOSED PARKING 
An inventory of existing off-street parking at the existing development was conducted based on aerial 
imagery. The existing parking capacity currently serves the 142-room hotel located on the project site. 
Based on the aerial imagery, the existing parking supply consists of 139 parking spaces, including 4 ADA-
accessible parking spaces. The site plan for the redevelopment proposes to increase the number of parking 
spaces provided on site to 138 parking spaces as well as 9 ADA parking spaces. 
ON-STREET PARKING 
In addition to the on-site parking supply, available on-street parking near the project site was evaluated per 
standards found in Section 4-602.E3 of the City of Tempe Zoning and Development Code. Section 4-602.E 
permits parking spaces located within 1,320 feet of the subject parcel, measured along the centerline of a 
public right-of-way, to be counted toward the required parking supply for qualifying projects. 
To estimate the available on-street parking supply, the distance along the curb between driveways was 
measured and divided by 22 feet, consistent with the minimum length required for parallel parking spaces 
per Table 4-606.A.24 of the City of Tempe Zoning and Development Code. As all assumed on-street parking 
spaces would operate as parallel parking spaces, each space was assumed to occupy 22 feet of curb 
frontage. A 30-foot no-parking area was assumed on Lilac Drive adjacent to the intersection of Scottsdale 
Road and Lilac Drive to preserve sufficient space for intersection sight distance. Additionally, closure of the 
existing western driveway on Lilac Drive will make additional curb frontage available for on-street parking.  
Based on this methodology, the available curb frontage was evaluated to determine the number of 
potential on-street parking spaces that may be available within 1,320 feet of the project site. Error! 
Reference source not found. illustrates the locations where on-street parking is assumed to be available 
and will not require vehicles to be parked in front of residential developments located east of the proposed 
development. 
Based on the available curb frontage within 1,320 feet of the project site, a total of 46 on-street parking 
spaces is estimated to be available in accordance with the methodology described above. These spaces are 
located on public roadways surrounding the project site and do not require vehicles to park in front of the 
adjacent residential developments located east of the site. 
 
 
3 
https://library.municode.com/az/tempe/codes/zoning_and_development_code?nodeId=ZONING_DEVELOPMENT_
CODE_PT4_DEST_CH6_PA_S4-602GEPAST 
4 
https://library.municode.com/az/tempe/codes/zoning_and_development_code?nodeId=ZONING_DEVELOPMENT_
CODE_PT4_DEST_CH6_PA_S4-606PAARDI 
EXHIBIT 63

Oasis Tempe Parking Study – Tempe, Arizona  
June 2026 
 
 
Page 6 
 
Figure 3: Locations of Available On-Street Parking Spaces 
ACCESSIBLE (ADA) PARKING 
The site provides 9 ADA-accessible parking stalls, 4 of which are van-accessible. Under §208.2 of the 2010 
ADA Standards for Accessible Design, the required number of accessible spaces is calculated independently 
for each parking type. The 120-space secured lot requires 5 accessible spaces (Table 208.2, 101–150 range) 
with 1 van-accessible minimum, and provides 5 accessible / 2 van. The 27-space unsecured lot requires 2 
accessible spaces (Table 208.2, 26–50 range) with 1 van-accessible minimum, and provides 4 accessible / 2 
van. Combined, the project provides 9 accessible stalls (4 van), satisfying the 7 required. The design 
therefore meets or exceeds the 2010 ADA requirements, as summarized below in Table 3. 
Table 3: Summary of Calculated ADA Parking Spaces Requirements 
Parking Type Provided 
Spaces 
ADA Accessible 
Required 
Accessible 
Provided 
ADA Van 
Required 
Van 
Provided 
Secured 
120 
5 (Table 208.2, 101-150)
5 
1 (1 per 6) 
2 
Unsecured 
27 
2 (Table 208.2, 26-50) 
4 
1 (1 per 6) 
2 
Combined 
147 
7 
9 
2 
4 
 
EXHIBIT 64

Oasis Tempe Parking Study – Tempe, Arizona  
June 2026 
 
 
Page 7 
SUMMARY 
The City of Tempe requires a minimum of 250 vehicle parking spaces and 103 bicycle parking spaces for 
the proposed development based on the parking rates provided in the City of Tempe Zoning and 
Development Code, Part 4, Chapter 6, Table 4-603E. The proposed development plans to provide 147 on-
site vehicle parking spaces (138 standard parking spaces and 9 ADA-accessible parking spaces) and 134 
bicycle parking spaces. While the proposed bicycle parking supply exceeds the City's minimum bicycle 
parking requirement, the proposed on-site vehicle parking supply does not meet the City's minimum 
vehicle parking requirement. Additionally, although 46 on-street parking spaces were identified within 
1,320 feet of the project site and may be considered as part of the available parking supply, the combined 
total of on-site and on-street parking spaces remains below the minimum vehicle parking requirement 
established by the City of Tempe. 
Evaluation of parking demand using the ITE Parking Generation Manual shows that the proposed land 
uses are expected to require 139 parking spaces during the weekday peak parking condition. Therefore, 
the proposed supply of 147 on-site parking spaces is expected to adequately serve the anticipated 
parking demand generated by the development. Based on the ITE Parking Generation Manual 
methodology, sufficient parking is expected to be provided to accommodate peak weekday parking 
demand at the site. 
To provide additional context, the parking requirements calculated using both the City of Tempe Zoning 
and Development Code and the ITE Parking Generation Manual were compared to the proposed parking 
supply. A summary of the required vehicle parking, ADA parking, bicycle parking, and the proposed 
parking supply, including available on-street parking, is provided below in Table 4. 
Table 4: Summary of Minimum Parking Requirements 
Source of Requirements
Vehicle 
Parking 
Spaces 
ADA 
Parking 
Spaces 
Bicycle 
Parking 
Spaces 
City of Tempe Zoning and Development Code
Requirement 
250 
7 
103 
ITE Parking Generation Manual (Weekday Peak Condition)
Estimation 
139 
N/A 
N/A 
Provided Parking Supply 
193
(147 on-site + 
46 on-street) 
9 
134 
 
CONCLUSIONS 
 The proposed redevelopment will convert an existing 142-room hotel located on parcel APN 132-
05-105A into a multifamily residential development consisting of 142 dwelling units and an 872-
square-foot on-site coffee shop. 
 Based on the aerial imagery, the existing parking supply consists of 135 regular parking spaces, and 
4 ADA-accessible parking spaces. The site plan for the redevelopment proposes to increase the 
number of parking spaces provided on site to 138 parking spaces as well as 9 ADA parking spaces. 
EXHIBIT 65

Oasis Tempe Parking Study – Tempe, Arizona  
June 2026 
 
 
Page 8 
 The proposed development plans to provide 147 on-site vehicle parking spaces (138 standard 
parking spaces and 9 ADA-accessible parking spaces). Additionally, 46 on-street parking spaces 
were identified within 1,320 feet of the project site and may be considered as part of the available 
parking supply, resulting in a total available parking supply of 193 parking spaces. 
 Based on the parking requirements in the City of Tempe Zoning and Development Code, the 
proposed development requires a minimum of 250 vehicle parking spaces and 103 bicycle parking 
spaces. 
 The proposed development plans to provide 134 bicycle parking spaces, which exceeds the City of 
Tempe minimum bicycle parking requirement of 103 spaces. 
 The ITE Parking Generation Manual, 6th Edition (2023), was referenced to estimate parking 
demand for the proposed development. Based on the applicable ITE parking generation rates, the 
proposed development is anticipated to require 139 parking spaces during the weekday peak 
parking condition. 
 The proposed supply of 147 on-site vehicle parking spaces exceeds the estimated weekday peak 
parking demand of 139 spaces calculated using the ITE Parking Generation Manual.  
 Based on the ITE Parking Generation Manual methodology, the proposed parking supply is 
expected to adequately accommodate the anticipated peak parking demand generated by the 
proposed development. 
 The proposed development provides 9 ADA-accessible parking spaces, including 4 van-accessible 
spaces. Based on the requirements of the 2010 ADA Standards for Accessible Design, a minimum 
of 7 accessible spaces is required for the proposed parking layout. Therefore, the proposed 
development meets and exceeds the applicable ADA parking requirements. 
We appreciate the opportunity to prepare this study. Should you have any questions, please feel free to 
contact me by email at dbaker@y2keng.com or by phone at (602) 837-4973. 
Sincerely,  
 
 
 
  
Denise Baker, PhD, PE, RSP1 
Project Engineer 
 
 
Attachments 
 
 
EXHIBIT 66

Oasis Tempe Parking Study – Tempe, Arizona  
June 2026 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
ATTACHMENT A: SITE PLAN 
 
 
EXHIBIT 67

EXHIBIT 68

Oasis Tempe Parking Study – Tempe, Arizona  
June 2026 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
ATTACHMENT B: TEMPE MUNICIPAL CODE REFERENCE 
TABLE 
 
 
EXHIBIT 69

EXHIBIT 70

EXHIBIT 71

EXHIBIT 72

EXHIBIT 73

EXHIBIT 74

EXHIBIT 75

EXHIBIT 76

Oasis Tempe Parking Study – Tempe, Arizona  
June 2026 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
ATTACHMENT C: PARKING GENERATION WORKSHEETS 
 
EXHIBIT 77

EXHIBIT 78

EXHIBIT 79

EXHIBIT 80

EXHIBIT 81

1921 S. Alma School Rd, Ste 204 \ Mesa, AZ 85210 
480.696.1701 
 
 
info@y2keng.com 
 
 
 
June 5, 2026 
Deborah Sylva-Henslin 
Principal, Owner 
Camber and True Collective, LLC 
 
Phone: (415) 470 -7122 
Email: dsylva@camberandtrue.com 
 
Subject:        
Traffic Impact Statement 
                       
Oasis Tempe – Tempe, Arizona 
 
Dear Ms. Sylva-Henslin, 
Y2K Engineering, LLC. (Y2K) has been retained to prepare a traffic impact statement (TIS) for the proposed 
development, located on the southeastern corner of Scottsdale Road and Lilac Drive in Tempe, Arizona. 
The project proposes to convert an existing 142-room hotel to multifamily housing with 142 dwelling units 
and an 872-square-foot on-site coffee shop. The project plans to close an existing driveway on Scottsdale 
Road and an existing driveway on Lilac Drive and will be accessed by two right-in/right-out access driveways 
on Scottsdale Road and one full-access driveway on Lilac Drive.  
As the site is located in Tempe, Arizona, this report has been prepared in accordance with the City of 
Tempe’s Policy for Transportation Impact Studies. Per City of Tempe requirements, a Level 1 Traffic Impact 
Study (TIS) is required for developments expected to generate 75 or more new trips during the AM or PM 
peak hour and generally applies to developments generating fewer than 150 peak-hour trips. The proposed 
development is expected to generate more than 75 but fewer than 150 new peak-hour trips and therefore 
meets the requirements for a Level 1 Traffic Impact Study. Projects that require a Level 1 TIS usually have 
localized impacts to the transportation system. 
A vicinity map is shown in Figure 1, and the surrounding area is shown in Figure 2. 
 
Figure 1: Project Vicinity 
EXHIBIT 82

Oasis Tempe TIS – Tempe, Arizona  
June 2026 
 
Page 2 
 
Figure 2: Proposed Site Location 
EXISTING CONDITIONS 
EXISTING ROADWAY NETWORK 
Scottsdale Road is a north-south roadway and is classified as an arterial roadway per the Tempe 
Transportation Master Plan (2015). Scottsdale Road also provides access to Interstate 202, which is located 
approximately 0.85 miles south of the project site. Scottsdale Road consists of three lanes in each direction 
separated by a two-way left-turn lane, with raised medians constructed intermittently along the roadway 
near the project site. Curbs, gutters, sidewalks, and roadway lighting are present along the project frontage; 
however, bike lanes are not currently provided on Scottsdale Road. The posted speed limit on Scottsdale 
Road is 40 miles per hour (mph).  
Lilac Drive is an east-west roadway that is not classified in the Tempe Transportation Master Plan (2015) 
but is assumed to operate as a local roadway. Lilac Drive connects residential developments adjacent to 
the project site to Scottsdale Road. The roadway consists of an undivided two-lane cross section. While 
pavement markings are not present, sufficient pavement width is provided to accommodate bi-directional 
travel. Curbs, gutters, and sidewalks are present along the roadway; however, bike lanes and roadway 
lighting are not currently provided. The posted speed limit on Lilac Drive is 25 miles per hour (mph). 
Marigold Lane is a roadway that has a north-south orientation adjacent to the project site but transitions 
to an east-west alignment approximately 270 feet south of Lilac Drive. Marigold Lane is not classified in the 
Tempe Transportation Master Plan (2015) but is assumed to operate as a local roadway. The roadway 
consists of an undivided two-lane cross section. While pavement markings are not present, sufficient 
EXHIBIT 83

Oasis Tempe TIS – Tempe, Arizona  
June 2026 
 
Page 3 
pavement width is provided to accommodate bi-directional travel. Curbs, gutters, and sidewalks are 
present along the roadway; however, bike lanes and roadway lighting are not currently provided. The 
posted speed limit on Marigold Lane is 25 miles per hour (mph). 
The intersection of Scottsdale Road and Lilac Drive is a three-legged unsignalized intersection operating 
with minor street stop control on Lilac Drive. The intersection is located approximately 90 feet south of the 
intersection of Scottsdale Road and Cavalier Drive, which creates a conflicting left turn zone. The 
northbound approach provides two dedicated through lanes and one shared through/right-turn lane. The 
southbound approach provides three southbound travel lanes, and left-turning traffic utilizes the two-way 
left-turn lane on Scottsdale Road. The westbound approach provides one shared lane for left-
turn/through/right-turn movements. Sidewalks and pedestrian curb ramps are present at the intersection; 
however, striped pedestrian crossings are not provided. Streetlights are provided on the west side and 
southeast corner of the intersection. 
The existing roadway network and traffic control are shown in Figure 3. 
 
Figure 3: Existing Roadway Network and Traffic Control 
EXHIBIT 84

Oasis Tempe TIS – Tempe, Arizona  
June 2026 
 
Page 4 
EXISTING ACCESS 
The existing access points serving the project site were reviewed as part of this study. In the existing 
condition, the site is served by five driveways, including two right-in/right-out driveways on Scottsdale Road 
(Driveways A and B), one full-access driveway on Scottsdale Road (Driveway D), and two full-access 
driveways on Lilac Drive (Driveway C and E).  Under the proposed redevelopment plan, Access A and 
Access B will continue to operate as right-in/right-out driveways on Scottsdale Road, while Access C on Lilac 
Drive will provide full access to the site. As part of the project, Driveway D on Scottsdale Road and Driveway 
E on Lilac Drive are proposed to be closed. 
PROPOSED DEVELOPMENT 
SITE LOCATION AND LAND USE 
The proposed development will be situated on parcel APN 132-05-105A, located on the southeastern 
corner of Scottsdale Road and Lilac Drive in Tempe, Arizona. The 3.12-acre parcel is currently developed 
with a 142-room hotel that is proposed to be converted into a multifamily residential development 
consisting of 142 dwelling units and an 872 SF on-site coffee shop.  
The site plan is shown in Figure 4. A detailed site plan is provided in Attachment B. 
 
Figure 4: Site Plan 
EXHIBIT 85

Oasis Tempe TIS – Tempe, Arizona  
June 2026 
 
Page 5 
TRIP GENERATION 
The trip generation for the proposed site was estimated using the Institute of Transportation Engineers’ 
(ITE) Trip Generation Manual, 12th Edition. The manual contains data collected by various transportation 
professionals for a wide range of different land uses. The data summarized in the manual includes average 
rates and equations that have been established, correlating the relationship between an independent 
variable that describes the development size and the generated trips for each categorized land use. The 
manual provides information for daily and peak hour trips.  
ITE Land Use Code (LUC) 220 – Multifamily Housing (Low-Rise) – was utilized to estimate trips for the 
proposed 142 dwelling units. LUC 936 – Coffee/Donut Shop without Drive-Thru – was utilized to estimate 
trips for the 872 square feet of the on-site coffee shop. 
Due to the commercial and residential land uses being located on the same parcel and within the same 
building footprint, a small internal reduction was applied based on NCHRP Report 684 methodology. All 
trip generation worksheets, including the internal reduction calculations, are provided in Attachment C. 
The trip generation for the proposed development is summarized below in Table 1. 
Table 1: Proposed Development Trip Generation  
 
As summarized in Table 1, the proposed development is anticipated to generate a total of 920 daily trips. 
During the AM peak hour, the development is expected to generate 124 total trips (46 entering and 78 
exiting), while during the PM peak hour, the development is expected to generate 95 total trips (57 entering 
and 38 exiting). The greatest hourly entering volume occurs during the PM peak hour, when 57 entering 
trips are anticipated. 
Because the development is near ASU, some residents will likely be students. The City of Tempe's Earth 
Orbit Route offers direct transit access to the university, which should reduce the number of residents 
driving private vehicles and lessen the development's traffic impact on nearby roads. Note that the analysis 
presented in this study does not factor in those transit-based trip reductions, so the projected traffic 
impacts are intentionally conservative. 
COMPARISON TO PREVIOUS LAND USE 
As mentioned above, the proposed development will be developed on a parcel that was previously 
occupied by a hotel. While the quantity of actual trips generated by the hotel are not available, data from 
the ITE trip generation manual was referenced to compare the differences between the two development 
types. Land Use Code 310 (Hotel) and a quantity of 142 hotel rooms were utilized to calculate the expected 
trip generation. The trip generation for the hotel development is summarized below in Table 2. 
Daily
ID
Land Use
ITE LUC
Total Enter
Exit
Total Enter
Exit
Total
1
Multifamily Housing (Low-Rise)
220
142
DU
920
15
48
63
47
29
76
2
Coffee/Donut Shop without Drive-Thru
936
0.87
KSF
N/A
40
39
79
14
13
27
920
55
87
142
61
42
103
N/A
16%
10%
13%
7%
10%
8%
N/A
9
9
18
4
4
8
920
46
78
124
57
38
95
VEHICLE GENERATED TRIPS
AM Peak Hour
PM Peak Hour
Size
Internal Capture Reduction %
Total
DESCRIPTION OF LAND USE
Total Trips w/ Reduction
Internal Capture Reduction
EXHIBIT 86

Oasis Tempe TIS – Tempe, Arizona  
June 2026 
 
Page 6 
Table 2: Existing Hotel Trip Generation  
 
As summarized in Table 2, the hotel would be anticipated to generate a total of 829 daily trips with a total 
of 51 trips (entering and exiting) during the AM peak hour and 67 trips during the PM peak hour. The 
proposed development is expected to generate 91 more daily trips than the previous hotel (920 daily 
trips compared to 829 daily trips). During the AM peak hour, the proposed development is expected to 
generate 73 more trips (124 total trips compared to 51 total trips), while during the PM peak hour, the 
proposed development is expected to generate 28 more trips (95 total trips compared to 67 total trips). 
TRIP DISTRIBUTION AND ASSIGNMENT 
Trip distribution percentages were assumed based on projected traffic patterns, access, the location of 
nearby commercial areas, and connections to the nearby freeway network. The distribution percentages 
are depicted in Figure 5. The site assignment at the project driveways were estimated based on the trip 
generation and trip distribution percentages. The estimated site traffic assignment is shown in Figure 6. 
 
Figure 5: Trip Distribution 
Daily
ID
Land Use
ITE LUC
Total Enter
Exit
Total Enter
Exit
Total
1
Hotel
310
142
Rooms 829
27
24
51
34
33
67
829
27
24
51
34
33
67
VEHICLE GENERATED TRIPS
AM Peak Hour
PM Peak Hour
Size
Total
DESCRIPTION OF LAND USE
EXHIBIT 87

Oasis Tempe TIS – Tempe, Arizona  
June 2026 
 
Page 7 
 
 
Figure 6: Trip Assignment 
 
DRIVEWAY SPACING 
The location of the site driveways was analyzed to determine whether the proposed access points provide 
sufficient spacing from adjacent driveways and intersections in accordance with Section 4-502.H of the City 
of Tempe Zoning and Development Code. Per Section 4-502.H, driveway curb cuts on arterial roadways 
shall not be located within 100 feet of the point of intersection of property lines at arterial or 
arterial/collector street intersections. As Access A and Access B are located on Scottsdale Road, which is 
classified as an arterial roadway, this 100-foot spacing standard was applied. Access A is located 
approximately 100 feet south of the intersection of Scottsdale Road and Lilac Drive. Access B is located 
approximately 260 feet south of Access A and 100 feet north of the driveway to the parcel immediately 
south. Based on the proposed driveway locations, Access A and Access B meet the minimum spacing 
requirements provided by the City of Tempe. 
Per Section 4-502.H, driveways on local streets shall be separated from adjacent local street intersections 
by a minimum of 20 feet. Access C is located on Lilac Drive, which is assumed to operate as a local roadway, 
and is located approximately 380 feet east of Scottsdale Road and 65 feet west of Marigold Lane. Therefore, 
EXHIBIT 88

Oasis Tempe TIS – Tempe, Arizona  
June 2026 
 
Page 8 
Access C exceeds the minimum 20-foot spacing requirement from both adjacent intersections. The 
driveway spacing for each proposed access point is illustrated in Figure 7. 
 
 
Figure 7: Driveway Spacing 
SITE ACCESS AND INTERNAL CIRCULATION 
Access to the site is proposed via two right-in/right-out driveways on Scottsdale Road and one full-access 
driveway on Lilac Drive. Additionally, the project plans to close an existing driveway on Scottsdale Road and 
an existing driveway on Lilac Drive. 
Auxiliary turn lane requirements were not evaluated at each proposed site access point. Due to the existing 
raised median on Scottsdale Road, Access A and Access B are proposed to operate as right-in/right-out 
driveways. As left-turn movements into and out of these driveways are prohibited, left-turn auxiliary lane 
warrants were not evaluated for Access A and Access B. Right-turn lanes were not evaluated due the reuse 
aspect of this development and no new driveways are being installed. 
Access C is located on Lilac Drive, which operates as a local roadway. Due to the existing configurations of 
the development and the reuse aspect of this development auxiliary turn lanes were not analyzed for 
Access C. 
EXHIBIT 89

Oasis Tempe TIS – Tempe, Arizona  
June 2026 
 
Page 9 
Additionally, the internal circulation of the proposed development was evaluated to ensure sufficient 
access throughout the site. The proposed development includes four internal paths that connect all 
proposed site access points to one another and provide on-site circulation within the development. Each 
of the four internal paths has a width of approximately 25 feet or greater, which provides sufficient width 
to accommodate bi-directional vehicle travel. Based on the proposed site layout, the internal circulation 
network is expected to provide sufficient vehicle access throughout the development. 
CONCLUSIONS 
 The proposed development is anticipated to generate 920 daily trips, with 124 trips (entering and 
exiting) during the AM peak hour and 95 trips (entering and exiting) during the PM peak hour based 
on ITE Trip Generation data and the internal capture reduction methodology described in NCHRP 
Report 684. 
 Compared to the existing hotel use on the site, the proposed development is expected to generate 
91 more daily trips, 73 more AM peak-hour trips, and 28 more PM peak-hour trips. 
o The development's proximity to ASU and City of Tempe’s Earth Orbit route may result in 
some vehicle trips being replaced by transit, making this analysis a conservative estimate 
of traffic impacts. 
 The site is anticipated to be served by two proposed right-in/right-out driveways on Scottsdale 
Road (Access A and Access B) and one proposed full-access driveway on Lilac Drive (Access C). The 
project plans to close one existing full access driveway on Scottsdale Road and one existing full 
access driveway on Lilac Drive as part of the proposed redevelopment. 
 Per Section 4-502.H of the City of Tempe Zoning and Development Code, the proposed locations 
of Access A, Access B, and Access C meet the applicable driveway spacing requirements for arterial 
and local roadways. 
 Auxiliary turn lanes were not analyzed at Access A and Access B due to their proposed right-in/right-
out operation and the reuse characteristic of this development. 
 A stop sign is recommended to be installed at all site driveways exits.  
We appreciate the opportunity to prepare this study. Should you have any questions, please feel free to 
contact me by email at dbaker@y2keng.com or by phone at (602) 837-4973. 
 
 Sincerely,  
 
 
 
Denise Baker, PhD, PE, RSP1 
Project Engineer 
 
 
Attachments 
EXHIBIT 90

Oasis Tempe TIS – Tempe, Arizona  
June 2026 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
ATTACHMENT A: RESERVED FOR COMMENT RESPONSES 
 
 
 
 
 
 
 
EXHIBIT 91

Oasis Tempe TIS – Tempe, Arizona  
June 2026 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
ATTACHMENT B: SITE PLAN 
 
 
 
 
 
 
 
 
 
 
EXHIBIT 92

EXHIBIT 93

Oasis Tempe TIS – Tempe, Arizona  
June 2026 
 
 
 
 
 
 
 
 
 
 
 
 
ATTACHMENT C: TRIP GENERATION WORKSHEETS 
 
EXHIBIT 94

EXHIBIT 95

EXHIBIT 96

Project Name:
Organization:
Project Location:
Performed By:
Scenario Description:
Full Build-Out
Date:
6/2/2026
Analysis Year:
Checked By:
Analysis Period:
Date:
ITE LUCs1
Quantity
Units
Total
Entering
Exiting
Office
0
Retail
0
Restaurant
936
1
                     
KSF
79
40
39
Cinema/Entertainment
0
Residential
220
142
                 
DU
63
15
48
Hotel
0
All Other Land Uses2
0
Total
142
55
87
Veh. Occ.
% Transit
% Non-Motorized
Veh. Occ.
% Transit
% Non-Motorized
Office
Retail
Restaurant
Cinema/Entertainment
Residential
Hotel
All Other Land Uses2
Office
Retail
Restaurant
Residential
Hotel
Office
Retail
Restaurant
Cinema/Entertainment
Residential
Hotel
Office
Retail
Restaurant
Residential
Hotel
Office
0
0
0
0
Retail
0
0
0
0
Restaurant
0
0
1
0
Cinema/Entertainment
0
0
0
0
0
Residential
0
0
8
0
Hotel
0
0
0
0
Total
Entering
Exiting
Land Use
Entering Trips
Exiting Trips
All Person-Trips
142
55
87
Office
N/A
N/A
Internal Capture Percentage
13%
16%
10%
Retail
N/A
N/A
Restaurant
20%
3%
External Vehicle-Trips3
124
46
78
Cinema/Entertainment
N/A
N/A
External Transit-Trips4
0
0
0
Residential
7%
17%
External Non-Motorized Trips4
0
0
0
Hotel
N/A
N/A
Scottsdale Rd & Lilac Dr
AM Street Peak Hour
Y2K Engineering
2026
Estimation Tool Developed by the Texas Transportation Institute
Table 5-A: Computations Summary
Table 6-A: Internal Trip Capture Percentages by Land Use
2Total estimate for all other land uses at mixed-use development site-not subject to internal trip capture computations in this estimator
3Vehicle-trips computed using the mode split and vehicle occupancy values provided in Table 2-A
1Land Use Codes (LUCs) from Trip Generation Informational Report , published by the Institute of Transportation Engineers.
4Person-Trips
*Indicates computation that has been rounded to the nearest whole number.
Table 2-A: Mode Split and Vehicle Occupancy Estimates
Table 4-A: Internal Person-Trip Origin-Destination Matrix*
Destination (To)
Origin (From)
Origin (From)
Destination (To)
Cinema/Entertainment
Land Use
Entering Trips
Exiting Trips
Table 3-A: Average Land Use Interchange Distances (Feet Walking Distance)
NCHRP 8-51 Internal Trip Capture Estimation Tool
Table 1-A: Base Vehicle-Trip Generation Estimates (Single-Use Site Estimate)
0
0
Cinema/Entertainment
Development Data (For Information Only )
0
0
0
Estimated Vehicle-Trips
Land Use
Oasis Tempe TIS
EXHIBIT 97

Project Name:
Organization:
Project Location:
Performed By:
Scenario Description:
Full Build Out
Date:
6/2/2026
Analysis Year:
Checked By:
Analysis Period:
Date:
ITE LUCs1
Quantity
Units
Total
Entering
Exiting
Office
0
Retail
27
14
13
Restaurant
936
1
                     
KSF
0
Cinema/Entertainment
0
Residential
220
142
                 
DU
76
47
29
Hotel
0
All Other Land Uses2
0
Total
103
61
42
Veh. Occ.
% Transit
% Non-Motorized
Veh. Occ.
% Transit
% Non-Motorized
Office
Retail
Restaurant
Cinema/Entertainment
Residential
Hotel
All Other Land Uses2
Office
Retail
Restaurant
Residential
Hotel
Office
Retail
Restaurant
Cinema/Entertainment
Residential
Hotel
Office
Retail
Restaurant
Residential
Hotel
Office
0
0
0
0
Retail
0
0
3
0
Restaurant
0
0
0
0
Cinema/Entertainment
0
0
0
0
0
Residential
0
1
0
0
Hotel
0
0
0
0
Total
Entering
Exiting
Land Use
Entering Trips
Exiting Trips
All Person-Trips
103
61
42
Office
N/A
N/A
Internal Capture Percentage
8%
7%
10%
Retail
7%
23%
Restaurant
N/A
N/A
External Vehicle-Trips3
95
57
38
Cinema/Entertainment
N/A
N/A
External Transit-Trips4
0
0
0
Residential
6%
3%
External Non-Motorized Trips4
0
0
0
Hotel
N/A
N/A
1Land Use Codes (LUCs) from Trip Generation Informational Report , published by the Institute of Transportation Engineers.
2Total estimate for all other land uses at mixed-use development site-not subject to internal trip capture computations in this estimator
3Vehicle-trips computed using the mode split and vehicle occupancy values provided in Table 2-P
*Indicates computation that has been rounded to the nearest whole number.
Table 5-P: Computations Summary
Table 6-P: Internal Trip Capture Percentages by Land Use
4Person-Trips
Estimation Tool Developed by the Texas Transportation Institute
0
0
0
Origin (From)
Destination (To)
Cinema/Entertainment
0
0
Table 4-P: Internal Person-Trip Origin-Destination Matrix*
Origin (From)
Destination (To)
Cinema/Entertainment
Table 2-P: Mode Split and Vehicle Occupancy Estimates
Land Use
Entering Trips
Exiting Trips
Table 3-P: Average Land Use Interchange Distances (Feet Walking Distance)
2026
PM Street Peak Hour
Table 1-P: Base Vehicle-Trip Generation Estimates (Single-Use Site Estimate)
Land Use
Development Data (For Information Only )
Estimated Vehicle-Trips
NCHRP 8-51 Internal Trip Capture Estimation Tool
Oasis Tempe TIS
Y2K Engineering
Scottsdale Rd & Lilac Dr
EXHIBIT 98

Project Name:
Analysis Period:
Veh. Occ.
Vehicle-Trips
Person-Trips*
Veh. Occ.
Vehicle-Trips
Person-Trips*
Office
1.00
0
0
1.00
0
0
Retail
1.00
0
0
1.00
0
0
Restaurant
1.00
40
40
1.00
39
39
Cinema/Entertainment
1.00
0
0
1.00
0
0
Residential
1.00
15
15
1.00
48
48
Hotel
1.00
0
0
1.00
0
0
Office
Retail
Restaurant
Residential
Hotel
Office
0
0
0
0
Retail
0
0
0
0
Restaurant
12
5
2
1
Cinema/Entertainment
0
0
0
0
0
Residential
1
0
10
0
Hotel
0
0
0
0
Office
Retail
Restaurant
Residential
Hotel
Office
0
9
0
0
Retail
0
20
0
0
Restaurant
0
0
1
0
Cinema/Entertainment
0
0
0
0
0
Residential
0
0
8
0
Hotel
0
0
2
0
Internal
External
Total
Vehicles1
Transit2
Non-Motorized2
Office
0
0
0
0
0
0
Retail
0
0
0
0
0
0
Restaurant
8
32
40
32
0
0
Cinema/Entertainment
0
0
0
0
0
0
Residential
1
14
15
14
0
0
Hotel
0
0
0
0
0
0
All Other Land Uses3
0
0
0
0
0
0
Internal
External
Total
Vehicles1
Transit2
Non-Motorized2
Office
0
0
0
0
0
0
Retail
0
0
0
0
0
0
Restaurant
1
38
39
38
0
0
Cinema/Entertainment
0
0
0
0
0
0
Residential
8
40
48
40
0
0
Hotel
0
0
0
0
0
0
All Other Land Uses3
0
0
0
0
0
0
Land Use
Table 7-A (D): Entering Trips
2Person-Trips
Person-Trip Estimates
Oasis Tempe TIS
AM Street Peak Hour
Table 9-A (D): Internal and External Trips Summary (Entering Trips)
Table 8-A (O): Internal Person-Trip Origin-Destination Matrix (Computed at Origin)
Origin (From)
Destination (To)
Cinema/Entertainment
Table 7-A: Conversion of Vehicle-Trip Ends to Person-Trip Ends
Table 7-A (O): Exiting Trips
0
0
0
Table 8-A (D): Internal Person-Trip Origin-Destination Matrix (Computed at Destination)
Origin (From)
Origin Land Use
Person-Trip Estimates
External Trips by Mode*
External Trips by Mode*
1Vehicle-trips computed using the mode split and vehicle occupancy values provided in Table 2-A
0
*Indicates computation that has been rounded to the nearest whole number.
0
0
0
0
0
Destination (To)
Cinema/Entertainment
0
3Total estimate for all other land uses at mixed-use development site-not subject to internal trip capture computations in this estimator
Destination Land Use
Table 9-A (O): Internal and External Trips Summary (Exiting Trips)
EXHIBIT 99

Project Name:
Analysis Period:
Veh. Occ.
Vehicle-Trips
Person-Trips*
Veh. Occ.
Vehicle-Trips
Person-Trips*
Office
1.00
0
0
1.00
0
0
Retail
1.00
14
14
1.00
13
13
Restaurant
1.00
0
0
1.00
0
0
Cinema/Entertainment
1.00
0
0
1.00
0
0
Residential
1.00
47
47
1.00
29
29
Hotel
1.00
0
0
1.00
0
0
Office
Retail
Restaurant
Residential
Hotel
Office
0
0
0
0
Retail
0
4
3
1
Restaurant
0
0
0
0
Cinema/Entertainment
0
0
0
0
0
Residential
1
12
6
1
Hotel
0
0
0
0
Office
Retail
Restaurant
Residential
Hotel
Office
1
0
2
0
Retail
0
0
22
0
Restaurant
0
7
8
0
Cinema/Entertainment
0
1
0
2
0
Residential
0
1
0
0
Hotel
0
0
0
0
Internal
External
Total
Vehicles1
Transit2
Non-Motorized2
Office
0
0
0
0
0
0
Retail
1
13
14
13
0
0
Restaurant
0
0
0
0
0
0
Cinema/Entertainment
0
0
0
0
0
0
Residential
3
44
47
44
0
0
Hotel
0
0
0
0
0
0
All Other Land Uses3
0
0
0
0
0
0
Internal
External
Total
Vehicles1
Transit2
Non-Motorized2
Office
0
0
0
0
0
0
Retail
3
10
13
10
0
0
Restaurant
0
0
0
0
0
0
Cinema/Entertainment
0
0
0
0
0
0
Residential
1
28
29
28
0
0
Hotel
0
0
0
0
0
0
All Other Land Uses3
0
0
0
0
0
0
0
0
0
0
0
3Total estimate for all other land uses at mixed-use development site-not subject to internal trip capture computations in this estimator
Table 9-P (O): Internal and External Trips Summary (Exiting Trips)
Origin Land Use
Person-Trip Estimates
External Trips by Mode*
Person-Trip Estimates
External Trips by Mode*
0
Table 8-P (D): Internal Person-Trip Origin-Destination Matrix (Computed at Destination)
Origin (From)
2Person-Trips
0
0
Table 9-P (D): Internal and External Trips Summary (Entering Trips)
Destination Land Use
*Indicates computation that has been rounded to the nearest whole number.
Oasis Tempe TIS
PM Street Peak Hour
Table 7-P: Conversion of Vehicle-Trip Ends to Person-Trip Ends
Land Use
Table 7-P (D): Entering Trips
Table 7-P (O): Exiting Trips
Table 8-P (O): Internal Person-Trip Origin-Destination Matrix (Computed at Origin)
Origin (From)
Destination (To)
Destination (To)
Cinema/Entertainment
Cinema/Entertainment
0
1
1Vehicle-trips computed using the mode split and vehicle occupancy values provided in Table 2-P
EXHIBIT 100

AM Peak Hour PM Peak Hour
To Office
0.0%
0.0%
To Retail
28.0%
20.0%
To Restaurant
63.0%
4.0%
To Cinema/Entertainment
0.0%
0.0%
To Residential
1.0%
2.0%
To Hotel
0.0%
0.0%
To Office
29.0%
2.0%
To Retail
0.0%
0.0%
To Restaurant
13.0%
29.0%
To Cinema/Entertainment
0.0%
4.0%
To Residential
14.0%
26.0%
To Hotel
0.0%
5.0%
To Office
31.0%
3.0%
To Retail
14.0%
41.0%
To Restaurant
0.0%
0.0%
To Cinema/Entertainment
0.0%
8.0%
To Residential
4.0%
18.0%
To Hotel
3.0%
7.0%
To Office
0.0%
2.0%
To Retail
0.0%
21.0%
To Restaurant
0.0%
31.0%
To Cinema/Entertainment
0.0%
0.0%
To Residential
0.0%
8.0%
To Hotel
0.0%
2.0%
To Office
2.0%
4.0%
To Retail
1.0%
42.0%
To Restaurant
20.0%
21.0%
To Cinema/Entertainment
0.0%
0.0%
To Residential
0.0%
0.0%
To Hotel
0.0%
3.0%
To Office
75.0%
0.0%
To Retail
14.0%
16.0%
To Restaurant
9.0%
68.0%
To Cinema/Entertainment
0.0%
0.0%
To Residential
0.0%
2.0%
To Hotel
0.0%
0.0%
Table 7.1a Adjusted Internal Trip Capture Rates for Trip Origins within a Multi-Use Development
Land Use Pairs
Weekday
From OFFICE
From RETAIL
From RESTAURANT
From HOTEL
From CINEMA/ENTERTAINMENT
From RESIDENTIAL
EXHIBIT 101