By Roland Murphy for AZBEX
A 3.14-acre site on Scottsdale Road south of McKellips Road in Tempe that was originally developed as a multifamily/hotel site and then converted to hotel/small retail in the 1970s could be on its way to redevelopment as a new multifamily community under an adaptive reuse proposal before the Tempe Development Review Commission.
In its May 12 meeting, DRC members will consider a request from owner HK 24th Street, LLC, which traces to the Pham Family Trust, to convert the site at Scottsdale Road and East Lilac Drive into a 142-unit multifamily community, retaining the footprints of the existing seven buildings and introducing “site and architectural improvements that will enhance the functionality for the property’s new use,” according to the submitted project narrative.
The site has the required zoning already in place, following an up-zoning approval in 2022. There are, however, no development standards in place for the site. The request seeks the establishment of a planned area development overlay to implement the development standards so the project can proceed with the final development plan review. There have been two preliminary site plan reviews and two formal minor development plan reviews so far.
The narrative goes on to say, “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 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.”
Plans for the existing buildings include upgrading the façades to improve their “dated appearance” and to help visually reinvigorate the surrounding neighborhood. All the exterior elevated walkways and stair systems will be refaced, and the existing hardscape will be improved. The site’s retaining walls will receive a new CMU veneer finish, and the existing landscape borders will be replaced with updated pavers.
A small restaurant is also planned on the SWC of the property as part of the proposed redevelopment. Planned community amenities include a courtyard, a pool, a clubhouse and a fitness and amenity area, as well as a small pet park.
According to the narrative, “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.’”
The planned unit count for Tempe Oasis breaks down as five studios, 130 one-bedroom and seven two-bedrooms. This unit count has introduced a series of issues concerning parking on the property.
There are currently 145 parking spaces on the site, which were sufficient for the one space/guest room requirement when the hotel was built. According to the staff report, “Parking is provided by surface parking areas that surround the building, with covered parking provided for the spaces furthest away from the buildings. The number of parking spaces required is 256, and the 145 spaces provided have been a concern for staff and the public. Due to this being an existing hotel, the provided parking met the requirements of 1 space per hotel unit. Multi-family and restaurant uses have higher parking demand than the existing site can meet. The development proposes to have 142 units with 149 bedrooms.”
Staff had recommended changing either the number of units or the unit types to reduce the parking needs, but the owner did not want to modify the project. The report says staff will continue to work with the applicant to minimize parking issues that could affect the neighborhood, including discussing the option of a parking permit system for adjacent street frontages.
The Pham Family Trust is the owner. Camber and True Collective serves as the design firm and project applicant.
