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HomeMy WebLinkAboutAGENDApacket__06-08-20_0806_114       NOTICE OF MEETING REGULAR MEETING OF THE FOUNTAIN HILLS PLANNING AND ZONING COMMISSION      Chairman Erik Hansen  Vice Chairman Peter Gray Commissioner Clayton Corey V A C A N T  Commissioner Susan Demptster Commissioner Dan Kovacevic Commissioner Scott Schlossberg      TIME:6:00 P.M. – REGULAR MEETING WHEN:MONDAY, JUNE 8, 2020 WHERE:FOUNTAIN HILLS COUNCIL CHAMBERS 16705 E. AVENUE OF THE FOUNTAINS, FOUNTAIN HILLS, AZ Commissioners of the Town of Fountain Hills will attend either in person or by telephone conference call; a quorum of the Town’s Council,  various Commission, Committee or Board members may be in attendance at the Commission meeting. Notice is hereby given that pursuant to A.R.S. §1-602.A.9, subject to certain specified statutory exceptions, parents have a right to consent before the State or any of its political subdivisions make a video or audio recording of a minor child. Meetings of the Commission are audio and/or video recorded and, as a result, proceedings in which children are present may be subject to such recording. Parents, in order to exercise their rights may either file written consent with the Town Clerk to such recording, or take personal action to ensure that their child or children are not present when a recording may be made. If a child is present at the time a recording is made, the Town will assume that the rights afforded parents pursuant to A.R.S. §1-602.A.9 have been waived.    REQUEST TO COMMENT   The public is welcome to participate in Commission meetings. TO SPEAK TO AN AGENDA ITEM, please complete a Request to Comment card, located in the back of the Council Chambers, and hand it to the Executive Assistant prior to discussion of that item, if possible. Include the agenda item on which you wish to comment. Speakers will be allowed three contiguous minutes to address the Commission. Verbal comments should be directed through the Presiding Officer and not to individual Commissioners. TO COMMENT ON AN AGENDA ITEM IN WRITING ONLY, please complete a Request to Comment card, indicating it is a written comment, and check the box on whether you are FOR or AGAINST and agenda item, and hand it to the Executive Assistant prior to discussion, if possible.   REGULAR MEETING    REGULAR MEETING        1.CALL TO ORDER, PLEDGE OF ALLEGIANCE AND MOMENT OF SILENCE – Chairman Hansen     2.ROLL CALL – Chairman Hansen     3.CALL TO THE PUBLIC Pursuant to A.R.S. §38-431.01(H), public comment is permitted (not required) on matters NOT listed on the agenda. Any such comment (i) must be within the jurisdiction of the Commission, and (ii) is subject to reasonable time, place, and manner restrictions. The Commission will not discuss or take legal action on matters raised during Call to the Public unless the matters are properly noticed for discussion and legal action. At the conclusion of the Call to the Public, individual commissioners may (i) respond to criticism, (ii) ask staff to review a matter, or (iii) ask that the matter be placed on a future Commission agenda.     4.CONSIDERATION OF approving the meeting minutes of the Planning & Zoning Commission May 11, 2020 & May 20, 2020.     5.CONSIDERATION OF a request for a Special Use Permit to allow operation of a hospital between 11:00 pm and 7:00 am on an approximately 5.74 acre parcel generally located at the northwest corner of N. Saguaro Boulevard and E. Trevino Drive (AKA 9700 N. Saguaro Boulevard; APN# 176-10-811) in the C-1 Neighborhood Commercial and Professional Zoning District. SU 2020-01     6.HOLD A PUBLIC HEARING AND CONSIDER Ordinance 20-10 amending Chapter 12, Commercial Zoning Districts, by adding a new provision to Section 12.05, to allow indoor mini-storage in the C-2 zoning district under the condition of a Special Use Permit.     7.COMMISSION DISCUSSION/REQUEST FOR RESEARCH to staff.    8.SUMMARY OF COMMISSION REQUESTS from Development Services Director.    9.REPORT from Development Services Director.    10.ADJOURNMENT          Planning and Zoning Commission Meeting of June 8, 2020 2 of 3   CERTIFICATE OF POSTING OF NOTICE The undersigned hereby certifies that a copy of the foregoing notice was duly posted in accordance with the statement filed by the Planning and Zoning Commission with the Town Clerk. Dated this ______ day of ____________________, 2020. _____________________________________________  Paula Woodward, Executive Assistant   The Town of Fountain Hills endeavors to make all public meetings accessible to persons with disabilities. Please call 480-816-5199 (voice) or 1-800-367-8939 (TDD) 48 hours prior to the meeting to request a reasonable accommodation to participate in the meeting or to obtain agenda information in large print format. Supporting documentation and staff reports furnished the Commission with this agenda are available for review in the Development Services' Office.    Planning and Zoning Commission Meeting of June 8, 2020 3 of 3   ITEM 4. TOWN OF FOUNTAIN HILLS STAFF REPORT    Meeting Date: 06/08/2020 Meeting Type: Planning and Zoning Commission Agenda Type: Submitting Department: Development Services Prepared by: Paula Woodward, Executive Assistant Staff Contact Information: John Wesley, Development Services Director Request to Planning and Zoning Commission (Agenda Language):  CONSIDERATION OF approving the meeting minutes of the Planning & Zoning Commission May 11, 2020 & May 20, 2020. Staff Summary (Background) The intent of approving meeting minutes is to ensure an accurate account of the discussion and action that took place at the meeting for archival purposes. Approved minutes are placed on the Town's website and maintained as permanent records in compliance with state law. Related Ordinance, Policy or Guiding Principle N/A Risk Analysis N/A Recommendation(s) by Board(s) or Commission(s) N/A Staff Recommendation(s) Staff recommends approving the minutes of the Planning and Zoning Commission May 11, 2020 & May 20, 2020. SUGGESTED MOTION MOVE to approve the minutes of the Planning and Zoning Commission of May 11, 2020 & May 20, 2020. Attachments May 20, 20 PZ MM Draft  May11 PZ MM Draft  Form Review Inbox Reviewed By Date Development Services Director John Wesley 06/01/2020 05:19 PM Form Started By: Paula Woodward Started On: 06/01/2020 03:45 PM Final Approval Date: 06/01/2020  PLANNING AND ZONING COMMISSION REGULAR MEETING MINUTES May 20, 2020 DRAFT PAGE 1 TOWN OF FOUNTAIN HILLS MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION May 20, 2020 CALL TO ORDER AND PLEDGE OF ALLEGIANCE – Chairman Erik Hansen Chairman Hansen called the meeting of May 20, 2020 to order at 6:00 p.m. 1. MOMENT OF SILENCE – Chairman Erik Hansen 2. ROLL CALL — Chairman Erik Hansen COMMISSIONERS PRESENT: Chairman Erik Hansen; Vice Chairman Peter Gray; Commissioner Clayton Corey (telephonically); Commissioner Susan Dempster (telephonically); Commissioner Dan Kovacevic (telephonically) COMMISSIONERS ABSENT: Commissioner Scott Schlossberg STAFF PRESENT: Development Services Director John Wesley, Senior Planner Farhad Tavassoli and Executive Assistant Paula Woodward. 3. CALL TO THE PUBLIC None. 4. CONSIDERATION of approving the Planning and Zoning Commission meeting minutes dated May 11, 2020. Vice Chairman Gray MOVED to table the minutes of the Planning and Zoning Commission dated May 11, 2020; Commissioner Kovacevic SECONDED: passed unanimously. 5. RECONSIDERATION OF a request for a Special Use Permit to allow operation of a hospital between 11 pm and 7 am on an approximately 5.74-acre parcel generally located at the northwest corner of N. Saguaro Boulevard and E. Trevino Drive (AKA 9700 N. Saguaro Boulevard; APN# 176-10-811) in the C-1 Neighborhood Commercial and Professional Zoning District. SU 2020-01 Mr. Wesley explained that at the Commission's regular meeting on May 11, 2020, the Commission held a hearing and considered the request for the approval of a Special Use Permit (SUP) to allow the medical facility proposed for the property at the northwest corner of Saguaro Boulevard and Trevino Drive to operate between the hours of 11 pm and 7 am. At the conclusion of the hearing a motion was made to continue the case to a special meeting on Monday, July 6, 2020. Mr. Wesley said that after the meeting staff discovered by pushing the meeting date to July 6, 2020 and then to the council meeting in August, would delay the projects timeline. The delay would also leave not knowing the final outcome for a couple of months. Moving the meeting date allows for a resolution sooner. The applicant is in agreement with moving the meeting date sooner and has already submitted changes requested from the previous meeting. The only way to change the date is for the Commission to meet and change the date. There are two things that need to happen to change the date. A Commissioner needs to first make a motion to reconsider the previous motion. Once that motion has been made, seconded, and approved, then a Commissioner may make a new motion. Mr. Wesley said that in PLANNING AND ZONING COMMISSION REGULAR MEETING MINUTES May 20, 2020 DRAFT PAGE 2 this case, it is the intent that the Commission would move to continue the meeting to June 8, 2020. By doing so the Council can consider the case on June 16, 2020. Chairman Hansen pointed out that although the applicant was not present, they submitted a letter to the Commissioners earlier. Commissioner Dempster asked if the applicant submitted any changes. Mr. Wesley said that there has been changes submitted to met the neighbor’s request. Commissioner Corey said he was ready to vote yes at the last meeting. He said after reading through the notes it appears the applicant is making the necessary changes that were requested. Vice Chairman Gray said that he does not have any issue with moving the date sooner. The continuance date was chosen to met the statue to adhere to the sixty-day requirement. Is the request coming from the applicant or from the Town? Mr. Wesley said that it was a decision both parties agreed to. Larry Meyers, Fountain Hills resident, thanked the Commissioners for their service. He told commissioners the applicant met with the neighbors a total of two times. Once in February that turned out to be a benefit to the applicant not the neighbors. It was a public relations promotion for the hospital. The second time was with the applicant and the mayor in the conference room. They recently met with one neighbor, Rose Anuti, and that’s because John Wesley called her and said they were out back. They have not met with anyone else. Mr. Meyers said he represents all twelve neighbors. He said he is speaking for all twelve and there is no buy in. Nothing has changed. Light sound and traffic are on the agenda from day one and thy have not been mitigated. They are working on the ambulance bay but the list continues to grow since they never addressed the problems from the beginning. Mr. Meyers said he will provide a list to staff with the neighbor’s request and hope that the Commission decides to ensure the items from the list are fulfilled. At the Vice Chairman Grey’s request, Mr. Wesley attempted to contact the applicant telephonically to no avail. Chairman Hansen asked Mr. Wesley what would be the Commissions choice regarding the Special Use Permit at the June 8, 2020 meeting. Mr. Wesley replied that at the June 8, 2020 meeting, the Commission could recommend to Town Council approval or denial of the Special Use Permit. The statue allows for one sixty- day continuance. Commissioner Kovacevic MOVED to reconsider the request to for a Special Use Permit to allow operation of a hospital between 11 pm and 7 am on an approximately 5.74-acre parcel generally located at the northwest corner of N. Saguaro Boulevard and E. Trevino Drive (AKA 9700 N. Saguaro Boulevard; APN# 176-10-811) in the C-1 Neighborhood Commercial and Professional Zoning District. SU 2020-01; Commissioner Corey SECONDED: passed unanimously. Vice Chairman Gray MOVED to continue a Special Use Permit, Case 2020-01, to a date of June 8, 2020 including all the preamble considerations made at the prior meeting (May 11, 2020); Commissioner Dempster SECONDED: passed unanimously PLANNING AND ZONING COMMISSION REGULAR MEETING MINUTES May 20, 2020 DRAFT PAGE 3 6. COMMISSION DISCUSSION/REQUEST FOR RESEARCH to staff. None. 7. SUMMARY OF COMMISSION REQUESTS from Development Services Director. None 8. REPORT from Development Services Director. Mr. Wesley said that there will be one more item on the June 8th agenda regarding a new provision to Chapter 12, to allow an indoor mini-storage in the C-2 zoning district under a Special Use Permit. 9. ADJOURNMENT. The Regular Meeting of the Fountain Hills Planning and Zoning Commission held May 20, 2020, adjourned at 6:26 p.m. Town of Fountain Hills Erik Hansen, Chairman ATTEST AND PREPARED BY: Paula Woodward, Executive Assistant CERTIFICATION I hereby certify that the foregoing minutes are a true and correct copy of the minutes of the Regular Session held by the Planning and Zoning Commission of Fountain Hills in the Fountain Hills Council Chambers on the 20th day of May 2020. I further certify that the meeting was duly called and that a quorum was present. DATED this 28th of May 2020. Paula Woodward, Executive Assistant CERTIFICATE OF POSTING OF NOTICE D R A F T TOWN OF FOUNTAIN HILLS  MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION MAY 11, 2020            1.CALL TO ORDER, PLEDGE OF ALLEGIANCE AND MOMENT OF SILENCE – Chairman Hansen      Chairman Hansen called the meeting of the Fountain Hills Planning and Zoning Commission of May 11, 2020, to order at 6:00 p.m. and led the Commission and staff members in the Pledge of Allegiance and a Moment of Silence.    2.ROLL CALL – Chairman Hansen   Present: Chairman Erik Hansen; Vice Chairman Peter Gray; Commissioner Clayton Corey (telephonically); Commissioner Susan Dempster; Commissioner Dan Kovacevic (telephonically); Commissioner Scott Schlossberg  Staff Present: John Wesley , Development Services Director; Paula Woodward , Executive Assistant  3.CONSIDERATION OF approving the meeting minutes of the Planning & Zoning Commission May 4, 2020.         Moved by Vice Chairman Peter Gray, seconded by Commissioner Scott Schlossberg to approve the minutes of the Planning and Zoning Commission of May 11, 2020.   Vote: 6 - 0 - Unanimously   4.HOLD A PUBLIC HEARING AND CONSIDER Ordinance 20-09 amending Zoning Ordinance Section 19.05 I., Public Art Requirements, to change the requirements to comply with the Town of Fountain Hills Public Art Master Plan.        Chairman Hansen opened the public hearing.  Mr. Wesley explained that the Town Council approved a Fountain Hills Public Art Master Plan on March 3, 2020.  The plan reviews the history of the program, sets the goals and criteria for future donations. Section VI, of the Plan establishes new fee amounts and the criteria for meeting the public art requirement associated with development.  Since the plan establishes the funding and the associated procedures for implementation of the requirement, the current language in the Zoning Ordinance is no longer needed.  The text amendment removes the current requirements and references to the approved resolution.  Mr. Wesley concluded that staff recommends approval of Ordinance 20-09. In response to Commissioner Kovacevic, Mr.Welsey confirmed that a developer can provide    art or make a donation.  Commissioner Kovacevic asked if there is a public notice process when the art is decommissioned. He referenced auctions and how public notices are used to get as many bidders as possible.  Ms. Goodwin replied that the decommissioning process would be handled very delicately.  If there were a piece being considered for decommissioning, the art committee would be the first in the process followed by Council approval.  The public would have an opportunity to make comments during the council process. There is no requirement for a formal public notice.  The town would work with the donor and/or the artist to ensure they have the first opportunity to repossess the art, place it in a different location, or on private display. It would depend on whether the piece was valuable and not deteriorated.  Commissioner Kovacevic asked about the history of the art inventory.  Ms. Goodwin said that is a great question.  The Community Services Department is in the process of assembling and maintaining those records.  It has been a very long process.  The Public Art Committee is not part of the town. It is a separate body under the Fountain Hills Civic and Cultural Association.  Although the art is donated to the town who retains ownership, the acquisition and obtaining the art was done outside of the town.  Staff is working on organizing and digitizing files. Chairman  Hansen closed the public hearing.     Moved by Commissioner Susan Dempster, seconded by Commissioner Scott Schlossberg to approve Ordinance 20-09.   Vote: 6 - 0 - Unanimously   5.CONSIDERATION OF a request for a Special Use Permit to allow operation of a hospital between 11 pm and 7 am on an approximately 5.74 acre parcel generally located at the northwest corner of N. Saguaro Boulevard and E. Trevino Drive (AKA 9700 N. Saguaro Boulevard; APN# 176-10-811) in the C-1 Neighborhood Commercial and Professional Zoning District. SU 2020-01        Chairman Hansen opened the public hearing.  Mr. Wesley gave a PowerPoint presentation (attached hereto and made a part hereof) which addressed: LOCATION MAP CONTEXT REQUEST SUP REQUIREMENT APPROVED SITE PLAN PARTIAL DRAINAGE PLAN LANDSCAPE PLAN     Planning and Zoning Commission Meeting of May 11, 2020 2 of 8   ELEVATIONS RENDERINGS SITE WALLS STAFF ANALYSIS - LIGHTING PARKING LOT POLE LIGHTS STAFF ANALYSIS - NOISE COMMISSION OPTIONS STAFF RECOMMENDATIONS Mr. Wesley reminded the Commission a year ago the Commission heard the request to rezone this property from a C-1 to a C-2 district. At the Town Council's public hearing it was determined the hospital could be classified as a C-1 use with a Special Use Permit to allow for extended business hours.  C-1 zoning requires all businesses to close by 11:00 p.m. and remain closed until 7:00 a.m. unless the operator has a Special Use Permit.  He also mentioned that the applicant has submitted a Variance request to the Board of Adjustment to remove portions of the wall and replace them with landscaping.  Mr. Wesley reminded the Commission that in order to recommend approval of any use permit, the findings of the Commission must be that the operation of the use or building not be detrimental to the persons residing or working in the neighborhood.  He referenced the Zoning Ordinance 2.02: "It is the intent of this ordinance to permit special uses in appropriate zoning districts, but only in specific locations within such districts that can be designed and developed in a manner which assures maximum compatibility with adjoining uses."  He said if the hospital was to remain open at night, the major impacts for to the neighborhood would be lighting and noise. He said that the exterior lighting needs to meet the dark sky requirements for lumens and color temperature as well as footcandle light requirements. Mr. Wesley said that staff believes there is additional work that should be done in regards to landscaping, the signage on the building and the lighting on the building.  Moving trees or adding trees could shield the neighborhood from some lighting.  In terms of noise, there will be parking lot noise that will occur at night.  The proposed wall will help mitigate the parking lot noise.  An issue came up regarding the potential noise from the rooftop mechanical units.  The mechanical units would be concealed by screens.   The concern regarding the ambulance activity and noise would be resolved by turning the sirens off prior to entering the facility.  The ambulance back up beeper would not be used very often.   One of the solutions discussed was to build the area so that it becomes a drive through.  The ambulance would drive up, unload, and continue driving forward. There would be no need to back up. This would create a loss of three parking spaces but staff thinks that three spaces could be picked up elsewhere.   In conclusion Mr. Wesley said that the commissions options would be to approve as submitted, approve with conditions to address site needs, continue or deny.  Staff is recommending approval subject to a revised site plan to make adjustments to signage and landscaping to better screen adjacent residents from the lighting.  The applicant submitted the Special Use Permit request for the entire site.  The permit would include tentative approval of the Special Use Permit for Phase II pending approval of the site plan to address impacts of the use.   Mr. Quintana, Project Architect, told the commission that Mr. Wesley did a great job explaining the project and how the applicant is mitigating the sound and light issues. He asked the Commission if they had any questions.     Planning and Zoning Commission Meeting of May 11, 2020 3 of 8   Commissioner Schlossberg asked if the applicant has met with the neighbors and how many times.  Mr. Quintana replied that they did meet with the neighbors but did not have the exact amount of times.  He said the last meeting with the neighbors he attended was at the Community Center. In response to Commissioner Dempster, Mr. Quintana replied that there are two separate walls planned on the property.  One along the northern property line and one along the drive.  There is a meeting scheduled to walk the property with Planning to work together toward a solution to satisfy any site or sound concerns.   Mr. Wesley explained that the approved building permit is for a wall covering the entire distance.  The code requirement is for an eight-foot wall.  They have applied for a variance to the wall requirement. The variance hearing is scheduled for May 21, 2020, before the Board of Adjustment.   Commissioner Dempster asked about the current vegetation plans, particularly the Saguaros. She said it is critical for the noise and site to have dense vegetation and the walls to separate the hospital from the residential.  Mr. Quintana said that they will be revegetated to their original location or nearby location.  The intent is to use new vegetation along with existing to increase density along the property lines. Planning is working with them to determine the limit.   Vice Chairman Gray said that a year ago the Commission approved a very rough site plan.  He said looking at the packet today he felt mislead regarding the elevations.  The pitched parapet exposes the fourteen condenser units toward the residential neighborhood.  He expressed concern regarding the amount of noise and the lots that would be affected the most.  He pointed out the emergency generator is not designated on the plan.  The concern with the generator is the amount of noise created when complying with mandatory testing throughout the year. He inquired about the sight line of the rooftop stack that is used in conjunction with isolation rooms. None of that information is on the plans.  He also pointed out that the site plans this evening show the ingress and egress off Burkemo Drive for the two-story medical office building. The meeting minutes from a previous meeting reflect that all driveways would be on Trevino.    Mr. Wesley said that the future Phase II site plan showing the new ingress/egress location has not been submitted.   He said he has expressed to the applicant his concerns about a commercial drive off a residential street.  Hopefully when they get into the depths of designing, there will be a way to meet the circulation needs on the sight.   Vice Chairman Gray said that this is relevant tonight since eventually the SUP will apply to the entire sight in the future.  On another note Vice Chairman Gray mentioned that at the neighborhood meeting attendees were told that the Trevino Drive extension would take place up to Burkemo Drive.  It seems now the site plan does not reflect the Trevino Drive extension to Burkemo Drive.     Planning and Zoning Commission Meeting of May 11, 2020 4 of 8   Mr. Wesley replied that it is a Town code requirement that they widen Trevino as the site develops all the way up to Burkemo Drive.   Vice Chairman Gray asked about how successful the neighborhood meetings were.   Mr. Wesley said that it seems from the meeting feedback that there were some challenges.  Vice Chairman Gray commented that he wanted to make one more statement. He believes that the Commission needs to be really sensitive to the residences when considering the Special Use Permit.  There request should be taken into consideration.  Commissioner Kovacevic confirmed that the Town has a noise ordinance. He asked if a noise study was conducted.  He wanted to know how far the ambulance entry was in relation to the nearest residence.  Mr. Wesley replied that a noise study was not conducted.  The nearest residence from the ambulance bay is 200 feet away,  Commissioner Corey asked what is the anticipated ambulance visits between 11 p.m. and 7 p.m. Mr. Quintana replied that in a thirty-day period, it would be no less than one ambulance visit per night.  The general anticipated overnight traffic would be ten visits.  Most of those would be by private vehicle.  Chairman Hansen asked at what point would a noise study be conducted and what could happen if the threshold exceeds what is acceptable.  Mr. Quintana said that a noise study can be arranged as soon as possible.  If there were issues, the hospital would work with the Town and Mr. Wesley to mitigate. Chairman Hansen asked why one of the HVAC units was not screened.  Mr. Quintana said it is at a higher location curb and not visible. The following residences spoke in opposition of approving the Special Use Permit as is: Jane Bell, Rose Anouti, Ed Stizza, Larry Meyers and Bob Strasser. Betsy LaVoie spoke in favor of approving the Special Use Permit.  Commissioner Corey asked how frequent the noise would be from the ambulance back up beeper.   Mr. Wesley said that backing up would only take place if there is inclement weather.  He said through his conversation with the Fire Chief, Dave Ott, that the ambulance would park on the drive aisle and unload the patient.     Planning and Zoning Commission Meeting of May 11, 2020 5 of 8   Commissioner Schlossberg asked what is the cost of extending the overhead coverage for the ambulance bay. Mr. Quintana said that there is a minimum five-foot coverage.  The overhead could be extended but not sure what that would achieve. The plans can be changed to allow for a drive through for the ambulance.  In response to Vice Chairman Gray, Mr. Quintana explained that a temporary generator would be used.  The generator would be delivered from an offsite supplier. The testing for the generator would be performed off site except when they check for activation.   Chairman Hansen closed the public hearing.  Vice Chairman Gray asked that before he makes a motion that the applicant continue to work with the residents.  He said he would like the following components to be considered and re-proposed: No Special Use Permit beyond Phase I. If there is an on site generator, it would be required to have a silencer. Lighting reduction at night by motion sensor or reduced lumens.  Revised ambulance bay.  Neighborhood meeting to discuss and agree on landscaping, especially the two parcels directly behind the property.       Moved by Vice Chairman Peter Gray, seconded by Commissioner Scott Schlossberg to  CONTINUE a request for a SPECIAL USE PERMIT, SU 2020-01, to the Planning and Zoning Commission meeting, July 6, 2020.  Vote: 5 - 1   NAY: Commissioner Dan Kovacevic (telephonically)    6.HOLD A PUBLIC HEARING AND CONSIDER repealing the existing Zoning Ordinance Chapter 6, Signs, and replacing it with a new Chapter 6, Signs, and amending portions of Section 1.12, Definitions, removing definitions for signs.        Chairman Hansen opened the public hearing. Mr. Wesley explained to the Commission that the Sign Ordinance contains regulations that are based on content.  In 2015, the Supreme Court in a case known as Reed v. Town of Gilbert ruled that sign ordinances could not regulate signs based on content. Therefore, an update to the sign ordinance is necessary.  Staff looked to other cities who had completed their updates and held meetings with stakeholders for their input on the current ordinance.  Mr. Wesley outlined the changes as listed in the staff report.  He told the Commission that not making the changes puts the Town at some risk for legal action.  He said the Commission has two choices: to approve the ordinance with modifications, or to continue to a later date. Staff recommends approval of the new sign ordinance, especially how it relates to the dark sky ordinance. Chairman Hansen asked if there were any speaker cards.    Planning and Zoning Commission Meeting of May 11, 2020 6 of 8   Ms. Woodward said there were three speaker cards.  The two cards submitted electronically were read by Ms. Woodward. Ted Blank, Fountain Hills resident, member of the Dark Sky Association and Co-founder of the Fountain Hills Astronomy Club told the Commission he is a great supporter of businesses in town.   He said the proposed change closes a loophole in the ordinance that would have allowed lighted billboards/electronic message centers to be on from sundown to 10 p.m.  During the winter, the signs would be on at daylight brightness after sundown for as long as four hours or more. The proposal recommends that signs be reduced in brightness to a level that is recommended by the Dark Sky Association and the IESNA (Illuminating Engineering Society of North America).  The recommendation is forty nits luminance level for an electronic center in a small town area.   The regulation would require the reduction of sign brightness from sunset until 10 p.m.  If the business is open past 10 p.m., the sign would be allowed to be on until half hour past closing.  Electronic message centers need special regulations since it is not possible to shield their horizontal lights. Mr. Wesley said that this regulation applies only to electronic message centers.  The high school sign is exempt because they are part of the Fountain Hills School District.  School districts are exempt from zoning regulations.    Commission Dempster asked about temporary signs except post and board sign. Mr. Wesley said that a post and board sign are allowed. Open house signs remain the same as before. Open house signs are measured from the curb not the right of way. Vice-Chairman Gray asked about amending the language to add a tether to balloons and flag height and length. Mr. Wesley said the current code is that the balloon cannot be no more than six feet from the ground.  The flagpole is limited to the height by the zoning district.  Chairman Hansen closed the public hearing.     Moved by Commissioner Clayton Corey (telephonically), seconded by Commissioner Susan Dempster to forward a recommendation to the Town Council to approve the new sign ordinance and the changes to Section 1.12 of the Zoning Ordinance to remove sign definitions.    Vote: 6 - 0 - Unanimously   7.COMMISSION DISCUSSION/REQUEST FOR RESEARCH to staff.     Vice Chairman Gray mentioned past conversations regarding a Chairman’s report.  Chairman Hansen confirmed that he could spearhead the report and would follow up with Vice Chairman Gray.      8.SUMMARY OF COMMISSION REQUESTS from Development Services Director.     Planning and Zoning Commission Meeting of May 11, 2020 7 of 8      None.     9.REPORT from Development Services Director.     Mr. Wesley thanked the Commission for taking action last week on the General Plan.  The General Plan is on next week’s Town Council agenda.  There are no cases for the June Planning and Zoning Commission meeting however there are text amendments in the works.  There is a text amendment for the mini storage in the downtown area and Chapter 26 of the zoning ordinance.  Based on today's continuance the Commission will meet in July.      10.ADJOURNMENT        TheRegular Meeting of the Planning and Zoning Commission held May 11, 2020, adjourned at 8:00 p.m.     CERTIFICATE OF POSTING OF NOTICE The undersigned hereby certifies that a copy of the foregoing notice was duly posted in accordance with the statement filed by the Planning and Zoning Commission with the Town Clerk. Dated this ______ day of ____________________, 2020. _____________________________________________  Paula Woodward, Executive Assistant   The Town of Fountain Hills endeavors to make all public meetings accessible to persons with disabilities. Please call 480-816-5199 (voice) or 1-800-367-8939 (TDD) 48 hours prior to the meeting to request a reasonable accommodation to participate in the meeting or to obtain agenda information in large print format. Supporting documentation and staff reports furnished the Commission with this agenda are available for review in the Development Services' Office.    Planning and Zoning Commission Meeting of May 11, 2020 8 of 8   ITEM 5. TOWN OF FOUNTAIN HILLS STAFF REPORT    Meeting Date: 06/08/2020 Meeting Type: Planning and Zoning Commission Agenda Type: Submitting Department: Development Services Prepared by: John Wesley, Development Services Director Staff Contact Information: John Wesley, Development Services Director Request to Planning and Zoning Commission (Agenda Language):  CONSIDERATION OF a request for a Special Use Permit to allow operation of a hospital between 11:00 pm and 7:00 am on an approximately 5.74 acre parcel generally located at the northwest corner of N. Saguaro Boulevard and E. Trevino Drive (AKA 9700 N. Saguaro Boulevard; APN# 176-10-811) in the C-1 Neighborhood Commercial and Professional Zoning District. SU 2020-01 Staff Summary (Background) This request was initially considered at the May 11, 2020, Planning and Zoning Commission meeting.  It was continued to the June 8, 2020, meeting for the applicant to consider the input received by the neighbors and Commission regarding potential impacts of the use.  The report that follows is the same report provided for the May 11, 2020, agenda packet.  New information and the associated review and analysis is provided below in Italics.  Background In 2019 the property owner submitted a request to rezone this 5.74 acre tract to C-2 (Intermediate Commercial) to establish a hospital on the property.  Hospitals are not a specifically listed use in the Town's Zoning Ordinance.  At the public hearing on the requested rezoning, the Council determined the hospital use could be classified as a C-1 (Neighborhood Commercial and Professional) use rather than rezone the property to C-2.  The C-1 zoning district requires all businesses to close by 11:00 pm and remain closed until 7:00 am unless the Council approves a Special Use Permit to allow extended hours.  A hospital is a 24-hour operation, therefore, the property owner has submitted a request for the Special Use Permit. Request The property owner has received site plan and building permit approval to construct a hospital on this C-1 tract of land.  Per Sec. 12.04 B of the Town's zoning ordinance, the Town Council must approve a Special Use Permit (SUP) to allow businesses to operate between 11:00 pm and 7:00 am in the C-1 zoning district. The C-1 zoning district is our most restrictive commercial zoning district.  In addition to requiring the SUP for 24-hour operations, the C-1 district also requires a SUP for drive-thrus and outdoor seating.  The goal of the district it to be compatible with adjacent residential districts.  When considering a SUP for 24-hour operations it is important to look at and consider the additional impacts caused by the use during nighttime hours and determine if they have been, or can be, properly mitigated to allow the use. Context  Location Zoning Land Use Site C-1 Vacant/Under construction West R1-35 Single-family Residential North R1-35 Single-family Residential East R-5 and C-1 Attached Single Residence, Vacant, Office South C-1 Commercial Criteria for Approval Section 2.02 D. of the Zoning Ordinance sets for the criteria for review of Special Use Permits.  The criteria state the Commission shall consider the:  Nature of the use and the special conditions influencing its location in the particular district; Proposed location of building, parking and other facilities within the site; Amount of traffic likely to be generated and how it will be accommodated; Influence that such factors are likely to exert on adjoining properties. Section 2.02 D. 5. of the Zoning Ordinance states: "In order to recommend approval of any use permit, the findings of the Commission must be that the establishment, maintenance, or operation of the use or building applied for will not be detrimental to the public health, safety, peace, comfort, and general welfare of persons residing or working in the neighborhood of such proposed use, nor shall it be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the Town." The Commission may make such suggestions to the Town Council concerning ways a proposed project may be acceptable and compatible to the area.  The Commission may recommend to the Town Council such conditions in connection with the use permit as it deems appropriate to secure the intent and purposes of this ordinance and may recommend such guarantees and evidence that such conditions are being or will be followed. Review and Analysis This requested SUP is to allow a hospital to operate between 11:00 pm and 7:00 am.  All night operations can have lights and noises that are disruptive to an adjacent residential neighborhood.  The primary purpose of the review of the SUP is to consider these impacts from the given use on the specific adjacent neighborhood to determine if the potentially negative impacts have been, or can be, mitigated while allowing the use to operate.  The major impacts from this use will be the lighting in the parking lot; the noise from patients, visitors, and staff that might come and go during the night; and, most significantly, the ambulance activity with its lights and sirens. The Commission reviewed this request at its regular meeting on May 11 and received comments from the public regarding concerns with the potential impacts of this use.  Following is the analysis contained in the May 11 staff report with additional review comments in italics to address the additional comments and changes made by the applicant. Lighting: Exterior lighting on the property consists of canned lights under the three covered entries (main entry and urgent care entry on the south side and emergency entry on the east side), wall lights on the south, west, and north sides (three on the north side facing the residential neighborhood), and pole lights surrounding the parking lot.  A photometric study has been provided, which shows the lighting meets the ordinance limitation of no more than 5 foot-candles at any point in the parking lot.  The proposed lighting also complies with Chapter 8 of the Town's zoning ordinance regarding dark skies. The canned lights under the canopies on the south side of the building should not be an issue because they face the commercial uses to the south.  The canopy for the ambulance entrance on the east side faces Saguaro, but will also be visible from the homes at 17025 and 17041 E. Monterey.  The lighting in the ambulance drop off area will not only include the canned lighting under the canopy but also the Ambulance sign on the canopy and the light coming through the door.  The wall being built along the parking area will screen the light from the door for the residents to the north, but the ambulance sign and lighting will be visible above both the parking lot and property line walls.  Relocation of the sign or improved use of trees, both in terms of the number and variety would help screen the impact of this light. The wall mount light fixtures are a Lithonia LED light fixture that will shine the light directly to the ground.  The light fixtures will be about 10' off the ground and are aimed down to wash the walls with light.  The light style and placement will limit visibility of the light source itself.   The parking lot pole lights are 15' tall.  All lights on the fixtures are pointing down and away from the residential neighborhood.  The elevation of the homes at 17025 and 17041 E. Monterey are below the elevation of the hospital and would look up, at least slightly on the parking lot pole lights.  There is some chance a person on this property could see the actual light source.  The home at 17011 E. Monterey is shielded by the wall from the lights on the north side of the building, but a line of sight drawing shows the one on the east side of the parking lot will be visible.  Improved placement of trees, both in terms of number and variety, would help screen the impact of these lights.  Re-evaluating the use and placement of the trees in the nursery could address this issue.  Additional trees may be necessary, types to consider include but are not limited to Sissoo, Live Oak, and Shoestring Acacia Lights on this property will also be visible to the residents on the east side of Saguaro in Monterra Ranch.  There are no walls to block lights from this direction, but there are some trees that will provide some screening. UPDATE: The applicant has responded to the neighbors' concerns by proposing an additional 12 trees to be planted next to the perimeter wall behind the two most affected lots. The additional trees will be 9' - 10' tall when planted. The trees are olives and willow acacias. These trees will grow to heights of 25' to 40'. The spacing between the willow acacias is such that there may be gaps between the trees. The applicant has also moved the location of the Ambulance sign to the south face of the awning so it will not be visible to the neighbors. In response, the neighbors have submitted a letter outlining their preferred solutions. This letter includes their request that parking lot lighting be through the use of bollard lights (page 3, item 10) and that the landscape screening include at least 38 additional trees plus Oleanders and Swisscom. They request the trees be 48" box trees. The approved site plan has 75 total trees on the site. It should be noted that most businesses, even when closed at night, will keep some level of parking lot lights on for security purposes. Therefore, some level of parking lot lighting should be anticipated on this property even if the SUP was not requested. Staff does not have an issue with the requests being made by the neighbors if the applicant should agree with them. From staff's perspective, given the level of impact that would be experienced from a non-24-hour business and the functioning of the hospital, and for overall public safety, staff supports continued use of the pole lights as designed. Staff has some concern that the number, placement, and types of trees proposed will not sufficiently screen the lighting of the building. Adding in an additional 6 - 9 Chilean Mesquite trees offset with the additional trees proposed should provide a sufficient screen. Parking Lot Use: Patients, visitors, and staff coming and going during the night will use the parking lot.  There will be the lights from the vehicles and noise from the vehicles and people.  Most of the activity will occur on the south and east sides of the building.  The building will, therefore, block some of this noise from the residences to the north.  The site plan also includes a 7' tall wall along the north side of the parking lot which will further block lights and noise from the parking area. The wall next to the parking lot does not turn the corner and run along the east side of the parking area.  Providing screening on the east side of the parking area landscaping (not immediately next to the parking spaces) at a height of 7' to approximately three parking stalls to the south of the solid waste pick up area would help mitigate light and noise impacts on the property at 17041 E. Monterey.  Continuing a screen up to 40" on to the end of the parking lot would help mitigate vehicle lights from the residents across Saguaro. The retaining wall along this side has already been designed and construction has begun.  Adding a wall on top of the retaining wall would necessitate a redesign of the retaining wall to support the wall; therefore, a vegetative screen would likely be more suitable. Ambulances: A major concern with this project in this location has been controlling the potentially negative impact of ambulance activity when their lights and sirens are going.  An associated concern has been the sound of their back-up beepers when they back into the covered ambulance entry. In this first phase, this is a small hospital and the doctors are estimating slightly less than two patients per hour on average.  Most of these will arrive by private vehicle.  Many of the patients who arrive by ambulance will either be during the day or will not require lights and sirens.  The Fire Chief has confirmed that standard protocol is for sirens to be turned off before the ambulance enters the hospital property.  He has also stated that the ambulance will stop parallel to the building to unload patients except in the case of rain; that is the only time they would back into the covered bay causing the use of the back up beeper. The wall the applicant has shown next to the parking lot was added as a means to address the lights and noise from ambulances.  Walls closer to the noise source and the receiver are more effective at damping the sound.  Because of concerns about this issue, the neighbors have proposed the ambulance drop off bay should be enlarged to allow the ambulance to drive under the canopy and not require any back up.  An illustration showing this option is attached.  Because the building permit has already been issued for construction of the hospital and work has begun, and because in phase one the number of ambulance trips should be very low, staff does not see begun, and because in phase one the number of ambulance trips should be very low, staff does not see this as necessary at this time.  It may be appropriate to consider this as a modification when phase 2 is proposed and reviewed rather than making it a requirement at this time. UPDATE: The applicant has provided a redesigned site plan which enlarges the ambulance bay so it can drive under the canopy without having to back up as requested by the neighbors. The letter from the neighbors (page 2, item 5) acknowledges the change to the design and further requests a sign be posted directing the ambulances to drive behind the hospital and out rather than try to make a u-turn and go back out the way they came. This movement would again likely have them needing to back up when they can't make the turn. Staff has no objection to requiring this signage. Property Line Wall: As stated above, the Zoning Ordinance requires a minimum eight-foot wall along the property line.  There is a short section of the property line at 17011 where an existing wall on the residential property is near or on the property line.  Having two adjacent walls is not appropriate given the challenges it creates for maintenance on each side of the walls.  The plans for the wall being constructed on the hospital side may need to be adjusted to account for this and either have just one wall, or separate the two walls sufficiently (at least five feet) to allow for maintenance on each side. UPDATE: The applicant has withdrawn their request for a variance to portions of the wall and be constructing the entire wall. There is still the question of the placement of the wall next to the property along the rear line of 17011 E. Monterey (Lot #4) where the owner of the residential property currently has a wall. Unless some type of agreement is reached between the two property owners to allow the new wall to connect with the existing wall and to increase the height of the existing wall, the new parimeter wall will be built approximately three feet from the existing wall for a distance of about 22-feet. This not a desirable situation because it will be difficult to maintain the rear of each wall and it will become a location for trash and debris. In the letter from the neighbors, they are suggesting that from Lot #4 and east to Saguaro, the wall be offset from the property line by five feet (page 1, item #3 under Wall). This will increase the room between the two walls and allow for easier maintenance on each wall. It will, however, create a long strip of land that is owned by the hospital that they will not see, functionally be able to use, and could be a challenge to maintain without getting on the neighbor's property. Rooftop Mechanical Units An additional issue has come up since the writing of the previous staff report regarding the potential impact of noise from the rooftop mechanical units. This issue is also presented in the neighbors' letter, see item #8 on pages 2 and 3. The building plans show 14 units on the roof. This is typical for this type of development and would occur with any type of commercial development. Eleven of the 14 units are completely screened by a parapet wall that is as tall or taller than the mechanical units. The parapet wall is taller on the eastern side of the building. Three of the units are taller than the shorter parapet wall. Section 19.04 F of the Zoning Ordinance addresses the need for developments to conceal utilities, equipment and services. The purpose of this section is limit the visibility of these elements from view from parking lots and adjacent streets. It is not intended to address noise issues. Parapet walls are typically used to address this aesthetic requirement. In this case the mechanical uses which are taller than the parapet walls are set far enough back from the edge of the building that, based on line of site, they will not be visible. Therefore, from the staff perspective, the intent of the ordinance has been met. Any commercial use built on this property would have mechanical units providing heating and cooling to the building. It is most likely that those units would be on the roof. All of those units would continue to operate at night to maintain the temperature in the building. Because of the continued use of the hospital at night, the actual operation of the units will be more frequent than for a business that is closed. The currently planned and designed parapet walls will contain and deflect much of the noise. The applicant is having a noise study done to determine what, if any, impacts will occur from their operation of this facility. If it is found that they will not be able to comply with the Town's noise ordinance, which limits noise levels to 50 Dba between 10:00 pm and 6:00 am, they will need to explore options to bring this into compliance. Emergency Generator In response to questions at the May 11 P&Z Commission meeting, the applicant made it known they will utilize an emergency generator in the event of a power outage. Concerns were expressed with the noise from such a generator and the letter from the neighbors (page 2 item 7) raises the issue of concealment of the generator. An emergency generator would not be required to be concealed but would need to comply with the Town's noise ordinance. Documentation should be provided that confirms compliance with the noise ordinance. The staff concern with the temporary generator will be placement in terms of impact on parking spaces, drive aisles, and landscaping. The location where such a unit would be placed on site should be shown on the site plan so impacts can be evaluated. Extension of the Special Use Permit: The applicant has applied for a SUP for the entire property to cover the currently proposed and future expansion of the medical facility.  The ordinance requires site plan approval with the SUP.  We have seen a conceptual plan for the next phase of development but do not have a fully developed site plan for the next phase.  The review of this phase of the development has helped identify what the issues are that will need to be addressed in the subsequent phase.  Staff suggests that approval of this SUP provide tentative approval of the SUP for the entire property subject to future staff review of the final site plan for the entire property.  If the future site plan provides sufficient screening of light and noise equal to or better than this site plan (as ultimately approved) then the SUP would be permanently approved for the entire property.  If staff finds issues with the future site plan that need to be addressed, the extension of the SUP for the entire site could then be processed through the public hearing process. Related Ordinance, Policy or Guiding Principle Zoning Ordinance Section 2.02 - Special Use Permits Zoning Ordinance Section 12.04 - Uses Subject to Special Use Permits in C-C and C-1 Zoning Districts Only Zoning Ordinance Section 12.07 - Additional Regulations, Sec. 12.07 A. 1. a - minimum 8' wall on a property line between commercial and residential developments.   Risk Analysis N/A Recommendation(s) by Board(s) or Commission(s) N/A Staff Recommendation(s) Staff recommends approval of the SUP for the hospital to be able to continue operations between 11:00 p.m. and 7:00 a.m. with the following stipulations:  Submission of a complete set of revised drawings showing the revised drive thru ambulance bay, revised landscape plan, and all other conditions of approval. 1. Revising the May 18, 2020 site/landscape plan and submitting it as part of the complete set of revised drawings for acceptance by the Development Services Director adding 6 - 9 screening trees (minimum 10' tall) to the site plan along the northern property line adjacent to Lots 4 and 5 to provide additional screening. 2. Providing signage directing ambulances to exit to the left around the back of the building.3. Modifying the site plan to show the location for a temporary generator.4. Providing additional sound attenuation for the rooftop mechanical units if required to meet the Town's noise ordinance. 5. The SUP is only tentatively approved for the phase 2 portion of the property.  The SUP will permanently approved for the remainder of the site by approval of the final site plan for the entire property. 6. SUGGESTED MOTION Staff will assist the Commission in formulating a motion as needed. Attachments Vicinity Map  Revised Site Plan  Revised Elevation 1  Revised Elevation 2  May 18 Landscape Plan  Neighborhood Request Letter  Line of sight map  17011 line of sight south  17011 line of sight southeast  17025 line of sight  17041 line of sight  Building Plans  Citizen email  Form Review Inbox Reviewed By Date Development Services Director (Originator)John Wesley 06/01/2020 02:11 PM Form Started By: John Wesley Started On: 05/21/2020 11:30 AM Final Approval Date: 06/01/2020  Vicinity CASE: SU2020-01 SITE / ADDRESS: 9700 N Saguaro Blvd APN#176-10-811 REQUEST: A Special Use Permit to allow 24 hours open for business. All that is Ariz on a FO U N TAIN HIL L S TOWN OF INC. 1989 MCDOWELL MOUNTAIN REGIONAL PARK SALT RIVER PIMA - MARICOPA INDIAN COMMUNITY FO R T M C D O W E L L Y A V A P A I N A T I O N SC O T T S D A L E S H E A B L V D SAG U A R O B L V D Site Location Vicinity MapMap ::SU2020-01SU2020-01 CaseCase DetailsDetails 17025 17011 17041 MEDICAL CENTER BUILDING FF 74.0 EXISTING 2- STORY HOUSE 17011 E MONTEREY DR SIGHT LINE - LOOKING SOUTH EXISTING GROUND 8' NEW RETAINING WALL SIGHT LINE TO NEW RETAINING WALL PERSON STANDING LOOKING SOUTH PROPOSED GRADED SLOPE SIGHT LINE ABOVE NEW RETAINING WALL SIGHT LINE ABOVE NEW LANDSCAPE EXISTING 2- STORY HOUSE 17011 E MONTEREY DR SIGHT LINE - LOOKING SOUTHEAST EXISTING GROUND 8' NEW RETAINING WALL SIGHT LINE TO NEW RETAINING WALL PERSON STANDING LOOKING SOUTH PROPOSED GRADED SLOPE SIGHT LINE ABOVE NEW RETAINING WALL SIGHT LINE ABOVE NEW LANDSCAPE NEW 15'± TALL LIGHT POLE MEDICAL CENTER BUILDING FF 74.0 EXISTING HOUSE 17025 E MONTEREY DR SIGHT LINE - LOOKING SOUTHWEST EXISTING GROUND 8' NEW RETAINING WALLPERSON STANDING LOOKING SOUTH PROPOSED GRADED SLOPE SIGHT LINE TO NEW RETAINING WALL SIGHT LINE ABOVE NEW LANDSCAPE MEDICAL CENTER BUILDING FF 74.0 EXISTING HOUSE 17041 E MONTEREY DR SIGHT LINE - LOOKING SOUTHWEST EXISTING GROUND 8' NEW RETAINING WALL PERSON STANDING LOOKING SOUTH PROPOSED GRADED SLOPE SIGHT LINE TO NEW RETAINING WALL SIGHT LINE ABOVE NEW LANDSCAPE CA D F I L E : L: \ 2 0 1 9 \ 2 0 1 9 0 8 6 \ E l e c \ 2 0 1 9 0 8 6 E 0 . 2 E L E C T R I C A L S I T E P L A N . d w g 11 / 1 2 / 2 0 1 9 4 : 2 9 : 1 5 P M Br i d g e t D o y l e BY : DA T E : RO B E R T Q U I N T A N A AR C H I T E C T S 0.9 0.5 0.2 0.8 0.4 0.2 0.3 0.5 0.7 0.3 0.6 1.0 1.1 1.2 1.4 1.3 0.7 1.0 1.6 2.4 3.0 2.5 1.6 1.1 2.1 4.4 3.8 2.2 1.4 1.1 0.9 0.5 0.9 0.7 0.4 0.2 0.8 1.2 1.2 2.2 4.6 1.8 1.5 2.3 1.7 2.7 2.1 2.4 4.6 3.5 2.5 3.1 3.9 3.3 3.9 4.5 2.7 2.7 4.0 4.6 1.3 2.2 2.5 3.0 1.3 2.2 2.6 2.7 2.3 1.4 2.2 4.1 2.6 1.4 2.1 1.0 1.7 2.0 1.2 1.5 1.8 1.4 2.6 1.4 3.0 4.5 2.9 1.2 1.4 3.5 2.3 1.3 1.3 2.0 1.4 2.2 1.9 1.4 0.8 3.9 1.0 1.2 0.6 3.1 1.1 1.2 2.9 3.4 1.2 1.2 2.4 1.0 1.6 1.5 1.9 1.5 1.8 2.1 1.5 0.4 2.3 2.2 1.6 1.0 0.3 0.2 0.2 0.3 0.4 3.7 2.7 0.4 0.5 0.6 0.6 0.7 0.9 0.9 0.8 0.6 4.5 4.0 3.0 2.7 3.4 3.3 2.3 1.0 0.5 0.3 0.4 3.3 3.2 4.3 3.0 1.5 0.5 0.9 3.1 2.3 2.6 1.9 0.7 0.2 1.9 2.2 2.5 0.5 0.9 1.8 0.1 0.1 4.7 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0 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0.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.1 0.1 0.1 0.3 0.4 0.3 0.2 0.1 0.1 0.1 0.2 0.3 0.5 0.8 0.6 0.4 0.2 0.2 0.1 0.1 0.1 0.2 0.4 0.6 0.9 0.2 0.1 0.1 0.1 0.5 0.8 1.1 1.4 0.1 0.1 0.1 0.1 0.1 0.1 0.1 1.0 1.3 1.5 1.7 0.1 0.1 0.2 0.3 0.4 0.4 1.4 1.6 1.9 2.1 0.7 0.8 0.9 1.0 1.0 0.7 1.7 2.0 2.4 2.7 3.3 1.9 0.8 0.4 0.3 0.2 1.9 2.2 2.7 3.0 0.4 0.2 0.1 0.1 1.8 2.3 2.7 3.0 0.1 1.3 1.6 2.0 2.5 2.7 0.9 1.4 1.7 2.1 2.3 0.6 1.1 1.5 1.8 2.0 0.4 0.8 1.3 1.5 0.1 0.2 0.5 0.9 1.3 0.1 0.1 0.4 0.7 0.9 0.1 0.1 0.2 0.4 0.5 0.1 0.1 0.1 0.1 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.1 0.1 0.2 0.1 0.1 0.1 0.1 0.1 0.3 0.2 0.1 0.1 0.1 0.1 0.1 1.5 0.4 0.1 0.1 0.1 0.1 0.2 1.8 0.6 0.2 0.2 0.2 0.2 0.2 2.0 0.7 0.2 0.2 0.3 0.3 0.6 1.5 0.7 0.3 0.3 0.4 0.4 1.5 2.8 0.9 0.2 0.4 0.4 0.5 1.0 2.6 1.2 0.6 0.2 0.5 0.5 0.8 2.4 0.5 0.4 0.3 0.6 0.6 1.1 3.9 0.3 0.3 0.4 0.5 0.7 1.5 0.3 0.2 0.4 0.6 0.6 0.7 1.3 0.1 0.1 0.4 0.7 0.8 0.8 0.8 1.3 0.1 0.1 0.6 0.9 1.2 1.2 0.7 1.1 1.4 1.5 1.2 1.5 1.6 1.7 1.4 1.6 1.8 2.0 1.6 1.9 2.3 2.5 0.1 0.1 1.5 1.9 2.2 2.7 0.1 0.1 1.9 2.3 2.8 3.0 0.1 0.1 2.6 2.9 0.2 2.3 2.5 0.9 0.3 1.9 2.1 1.0 0.4 1.4 1.7 1.1 0.5 1.2 1.6 1.1 1.0 1.5 3.2 1.0 0.8 1.6 0.7 0.3 0.6 0.6 0.4 0.2 0.6 0.3 0.2 0.6 0.3 0.2 0.1 0.3 0.7 1.3 1.7 0.1 0.1 0.4 0.8 1.4 1.8 2.3 2.8 3.0 0.1 1.8 2.2 2.6 2.9 2.8 2.6 2.1 1.6 2.4 2.2 1.8 1.5 1.0 0.5 0.4 0.9 0.8 0.4 0.2 0.3 0.6 1.5 3.2 0.3 0.4 0.6 1.0 2.1 2.6 2.5 2.1 0.8 0.8 0.7 0.5 0.4 0.3 0.4 0.5 0.3 0.2 0.2 0.2 0.4 1.0 2.1 0.2 0.2 0.4 0.6 1.6 3.3 4.2 3.9 0.7 1.0 1.2 1.3 1.1 1.0 0.9 0.5 0.4 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 4.3 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0 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0.9 1.5 1.8 2.7 3.4 3.7 3.7 3.7 3.4 2.6 1.6 0.7 0.3 2.2 2.2 2.2 2.5 2.7 2.7 2.8 3.0 3.0 2.8 2.5 2.0 1.5 0.5 0.9 1.2 1.5 1.8 2.3 2.7 2.8 2.5 2.0 1.4 0.8 0.4 0.2 1.8 1.9 2.2 2.3 2.3 2.2 2.3 2.4 2.5 2.4 2.2 1.8 1.3 1.4 1.5 1.5 1.5 1.4 1.1 0.7 0.3 1.6 1.7 1.8 2.0 2.0 1.9 1.8 1.9 2.0 2.0 2.0 1.6 1.3 1.0 0.8 0.6 0.4 0.2 0.2 1.2 1.2 1.5 1.7 1.7 1.7 1.8 1.8 1.8 1.8 1.8 1.6 0.4 0.3 0.3 0.3 0.2 0.8 0.8 0.9 1.3 1.7 1.7 1.7 1.7 1.5 1.7 1.8 2.0 0.6 0.5 0.3 0.5 0.5 0.7 1.1 1.5 1.7 1.7 1.8 1.8 1.8 1.8 2.3 0.7 0.3 0.3 0.4 0.7 1.2 1.6 1.9 2.1 2.0 1.9 1.8 1.9 2.5 0.9 0.5 0.3 0.4 0.8 1.4 1.7 2.1 2.4 2.5 2.4 2.2 2.0 1.9 1.2 0.9 0.6 0.2 0.5 0.9 1.5 1.9 2.4 2.8 2.9 2.7 2.4 2.1 1.8 1.5 1.2 0.7 0.3 0.6 1.1 1.5 2.0 2.6 2.9 3.0 2.9 2.5 2.1 2.3 2.4 1.9 1.2 0.2 0.4 0.7 1.3 1.6 2.0 2.4 2.7 2.9 2.7 2.3 2.3 3.1 3.2 2.5 1.6 0.2 0.3 0.5 0.9 1.3 1.6 1.9 2.2 2.4 2.5 2.3 2.1 2.4 3.0 3.7 3.5 3.1 2.0 0.4 0.6 0.8 1.0 1.3 1.8 1.8 1.8 1.8 1.9 2.0 2.0 3.5 3.8 4.3 4.0 0.8 0.9 1.2 1.1 3.0 2.5 1.7 1.8 1.8 1.9 3.7 4.1 4.7 1.7 1.6 1.9 2.7 2.9 2.9 2.8 3.7 4.0 4.5 4.4 2.2 2.6 2.4 2.5 2.5 3.6 3.4 3.5 3.1 3.4 3.0 2.6 2.2 3.0 2.9 2.4 4.1 3.8 3.1 1.7 1.8 2.1 1.9 1.5 4.7 4.5 3.8 3.1 1.5 0.9 1.2 1.1 1.1 1.1 0.8 4.6 4.4 3.7 2.8 1.3 0.7 0.6 0.9 0.4 0.9 2.4 0.8 0.6 0.5 0.4 3.9 4.0 3.7 2.2 1.2 0.4 0.2 0.2 0.6 1.2 0.5 0.3 0.2 0.2 3.1 3.7 3.2 1.9 1.1 0.4 0.2 0.4 0.2 1.0 1.9 2.7 3.1 2.5 1.9 1.1 0.6 0.5 0.3 0.3 0.2 0.2 0.6 0.6 1.5 1.2 1.2 1.5 2.0 2.3 2.4 2.0 1.4 1.1 0.9 0.7 0.6 0.5 0.6 0.4 1.7 1.5 1.2 1.1 1.4 1.8 2.0 1.8 1.6 1.5 1.5 1.3 1.2 1.0 1.2 0.3 2.2 2.0 1.6 1.5 1.1 1.2 1.4 1.7 1.7 1.9 1.9 1.8 1.7 1.5 1.5 1.8 0.3 0.2 2.6 2.4 2.0 1.6 1.4 1.2 1.3 1.7 1.8 2.2 2.3 2.4 2.2 1.9 1.8 1.0 0.6 0.3 0.2 2.7 2.3 1.8 1.6 1.5 1.6 1.8 2.0 2.4 2.7 2.9 2.6 2.2 2.0 1.3 0.9 0.6 0.4 2.7 2.3 2.0 1.8 1.8 2.0 2.0 2.3 2.7 3.0 3.1 2.8 2.4 2.0 1.9 1.7 1.2 0.7 2.6 2.2 1.9 1.8 2.0 2.2 2.1 2.4 2.6 2.9 3.0 2.8 2.4 2.0 2.2 2.5 2.6 1.8 1.0 2.4 2.2 1.8 1.7 1.7 1.8 2.0 2.0 2.2 2.3 2.6 2.7 2.5 2.2 2.8 3.5 3.1 2.4 1.9 1.7 1.6 1.4 1.3 1.5 1.7 1.7 1.7 1.9 2.1 2.1 2.1 1.9 1.7 1.3 3.5 3.8 3.7 3.2 1.7 1.5 1.1 0.9 0.9 1.0 1.1 1.3 1.4 1.5 1.6 1.6 1.7 1.6 1.5 1.1 0.7 0.6 0.9 1.5 3.7 4.1 4.6 4.1 1.7 1.6 1.2 0.9 0.6 0.5 0.6 0.7 0.7 0.8 1.0 1.2 1.3 1.4 1.4 1.3 0.9 0.8 0.8 1.4 2.3 2.9 3.4 4.3 4.8 3.0 3.7 4.4 4.4 1.7 1.6 1.2 0.9 0.7 0.5 0.5 0.5 0.5 0.6 0.5 0.6 0.8 0.9 1.0 1.0 0.8 0.8 1.0 1.7 2.4 3.4 3.8 4.2 4.6 4.4 3.5 2.6 2.9 3.8 4.0 4.2 1.6 1.7 1.5 1.3 1.1 0.9 0.8 0.7 0.6 0.6 0.4 0.4 0.4 0.5 0.6 0.6 0.5 0.6 0.8 1.4 1.8 2.6 3.4 3.7 3.8 3.9 3.6 3.0 2.1 1.2 2.6 3.5 3.3 3.1 1.5 1.6 1.7 1.6 1.5 1.5 1.4 1.2 1.0 0.9 0.6 0.4 0.3 0.3 0.4 0.4 0.4 0.3 0.5 0.8 1.2 1.5 1.9 2.6 3.1 3.2 3.1 2.6 1.9 1.1 2.0 4.0 0.3 0.3 1.2 1.8 2.2 2.8 2.5 2.0 1.0 1.5 1.8 2.0 2.1 2.0 1.8 1.7 1.5 1.4 1.2 0.8 0.7 0.6 0.6 0.7 0.6 0.5 0.4 0.3 0.3 0.5 0.8 1.1 1.3 1.5 1.6 1.7 1.7 1.5 1.0 0.9 1.0 0.8 0.4 0.8 1.4 1.7 1.8 1.6 1.1 1.5 1.9 2.3 2.5 2.5 2.3 2.1 1.7 1.5 1.2 1.0 1.0 1.3 1.4 1.4 1.3 1.2 1.0 0.8 0.6 0.4 0.3 0.4 0.6 0.7 0.9 0.9 0.9 0.8 0.6 0.4 0.2 0.2 0.2 0.5 0.8 0.9 0.9 0.8 2.9 2.9 2.6 2.2 1.8 1.5 1.1 1.0 1.2 1.8 2.2 2.4 2.5 2.2 1.8 1.5 1.3 0.9 0.6 0.4 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.2 0.2 0.3 0.4 0.5 0.4 0.3 1.7 1.4 0.9 0.8 1.2 2.1 3.0 3.6 3.8 3.7 3.5 2.9 2.0 1.6 1.2 0.8 0.5 0.4 0.4 0.4 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.6 1.0 1.8 2.8 3.5 4.1 4.3 4.0 3.8 3.3 2.3 1.7 1.2 0.9 0.9 1.0 1.0 0.9 0.8 0.6 0.4 0.3 0.2 3.4 4.5 4.4 3.6 3.2 2.5 1.7 1.2 1.2 1.5 1.8 1.8 1.7 1.6 1.4 1.2 0.9 0.6 0.3 0.2 3.1 2.4 1.9 1.3 1.0 1.2 1.8 2.5 3.1 3.3 3.2 2.9 2.1 1.6 1.3 0.9 0.5 0.2 0.8 0.7 1.0 1.9 2.7 3.4 3.9 3.9 3.7 3.6 2.9 2.0 1.5 0.9 0.5 0.2 2.3 3.3 4.2 4.7 4.4 3.8 3.5 2.7 1.8 1.1 0.6 0.2 4.5 3.7 2.9 2.4 1.6 0.8 0.5 0.2 1.5 1.0 0.5 0.3 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 4.9 4.9 4.9 P1 R5 LA LA P1 R5 P1 R5 P1 R5 WSR WSR WSR WSR WSR LA LA P1 R3 P1 R3 P1 R3 LA LA LWW LA LA LA LA LA LA P1 R5 WSR P1 R5 P1 R3 P1 R3 P1 R3 P1 R3 Fo u n t a i n H i l l s M e d i c a l C e n t e r Ar e a L i g h t i n g Designer Date 11/12/2019 Scale 1"=20' Drawing No. Summary 1 of 1 Schedule Label Manufacturer Catalog Number P1 R5 Lithonia Lighting KAX1 LED P1 30K R5 MVOLT P1 R3 Lithonia Lighting KAX1 LED P1 30K R3 MVOLT WSR Lithonia Lighting WSR LED P1 SR2 30K MVOLT LA Lithonia Lighting LDN6 30/20 LO6AR LD LWW Lithonia Lighting LDN4 30/20 LW4AR LD A Lithonia Lighting KAX1 LED P1 30K R4 MVOLT SCALE: 1"=20'-0" 8 FOOT WALL MORE THAN 90 FEET FROM EDGE OF PARKING LOT. VERTICAL CALCULATION SHOWS ZERO FOOTCANDLES FROM 0' TO 8' AFG. MORE THAN 90 FEET TO ROAD FROM EDGE OF PARKING LOT. VERTICAL CALCULATION SHOWS ZERO FOOTCANDLES FROM O' TO 8' AFG. Statistics Description Symbol Avg Max Min Max/Min Avg/Min 8 FOOT VERTICAL AT SAGUARO 0.0 fc 0.1 fc 0.0 fc N/A N/A 8 FOOT WALL - VERTICAL ZONE 0.0 fc 0.0 fc 0.0 fc N/A N/A 8 FOOT WALL - VERTICAL ZONE 0.0 fc 0.0 fc 0.0 fc N/A N/A 8 FOOT WALL - VERTICAL ZONE 0.0 fc 0.0 fc 0.0 fc N/A N/A 8 FOOT WALL - VERTICAL ZONE 0.0 fc 0.0 fc 0.0 fc N/A N/A 8 FOOT WALL - VERTICAL ZONE 0.0 fc 0.0 fc 0.0 fc N/A N/A 8 FOOT WALL - VERTICAL ZONE 0.0 fc 0.0 fc 0.0 fc N/A N/A 8 FOOT WALL - VERTICAL ZONE 0.0 fc 0.0 fc 0.0 fc N/A N/A 10FT FROM EDGE OF LOT 0.8 fc 4.3 fc 0.0 fc N/A N/A PARKING 1.6 fc 4.9 fc 0.1 fc 49.0:1 16.0:1 PARKING LOT EDGE 8 FT 0.1 fc 0.1 fc 0.0 fc N/A N/A WALKWAY AROUND BUILDING 1.8 fc 4.7 fc 0.1 fc 47.0:1 18.0:1 POLE MOUNTED LIGHTS AT +15'-0" AFF TO BASE OF FIXTURE 8 FOOT WALL AT EDGE OF PARKING LOT. VERTICAL CALCULATION SHOWS MAXIMUM OF 0.1 FOOTCANDLES FROM 0' TO 4' AFG NEAR GARBAGE ENCLOSURE. GARBAGE ENCLOSURE PH1.1 10-8 - 9 4 LC B RECEPT 168 VESTIBULE 100 WAITING 102 TLT 106 TLT 104 XRAY 182 CONTROL 184 CT 186 OFFICE 108 CONFERENCE 110 OFFICE 112 EXAM 1 114 EXAM 2 116 EXAM 3 118 AMBULANCE 119 CORRIDOR 127 TRASH HOLD 120 TLT 122 TREAT 2 126 TREAT 1 124 TREAT 3 128 IT 132 LAB 134 TLT 138 TLT 136 SLEEP 140 STAFF LOUNGE 204 ELECT. 198 MED GAS 200 VAC. 202 PATIENT 5 144 PATIENT 4 150 TLT 146 PATIENT 1 160 ACCOUNTING 166 TRIAGE 170 SOIL 194 CLEAN 196 MEDS 172 DICT. 174 NURSE 176 NOUR. 178 EXAM 4 180 EXAM 5 192 TLT 188 JAN. 190CORRIDOR 151 CORRIDOR 103 CORRIDOR 195 CORRIDOR 115 CLOSET 147 CLOSET 161 WAITING 300 EXAM 320 RECEPT. 302 NURSE 304 TLT 308STORAGE 312 EXAM 318 EXAM 316 EXAM 314 HALL 313 HALL 303 ELECT. 306 TLT 162 BILLING 164 FIRE RISER 130 STORAGE 206 TLT 148 TLT 156 TLT 154 PATIENT 3 152 PATIENT 2 158 CLOSET 155 STORAGE 142 CORRIDOR 159 CORRIDOR 143 PHYS / OFFICE 310 CA D F I L E : L: \ 2 0 1 9 \ 2 0 1 9 0 8 6 \ E l e c \ 2 0 1 9 0 8 6 E 1 . 1 E L E C T R I C A L L I G H T I N G P L A N . d w g 11 / 1 2 / 2 0 1 9 4 : 2 9 : 2 1 P M Br i d g e t D o y l e BY : DA T E : RO B E R T Q U I N T A N A AR C H I T E C T S For the best experience, open this PDF portfolio in Acrobat X or Adobe Reader X, or later. Get Adobe Reader Now! ITEM 6. TOWN OF FOUNTAIN HILLS STAFF REPORT    Meeting Date: 06/08/2020 Meeting Type: Planning and Zoning Commission Agenda Type: Submitting Department: Development Services Prepared by: Farhad Tavassoli, Senior Planner Staff Contact Information: Farhad Tavassoli, Senior Planner Request to Planning and Zoning Commission (Agenda Language):  HOLD A PUBLIC HEARING AND CONSIDER Ordinance 20-10 amending Chapter 12, Commercial Zoning Districts, by adding a new provision to Section 12.05, to allow indoor mini-storage in the C-2 zoning district under the condition of a Special Use Permit. Staff Summary (Background) Per the direction by the Planning and Zoning Commission at their Regular Meeting on March 9, 2020, Staff is initiating a request to amend the Town’s Zoning Ordinance to allow indoor mini-storage in the C-2 zoning district under the condition of a Special Use Permit. To evaluate this proposed text amendment, staff reviewed the purpose and intent of the C-2 zoning district, the current uses allowed in the C-2 zoning district, and zoning ordinances of neighboring communities. Purpose and Intent of the C-2 Zoning District and Special Use Permits Chapter 12 of the Town of Fountain Hills Zoning Ordinance establishes the commercial zoning districts and associated regulations for the Town. This chapter establishes five commercial zoning districts ranging from the C-O (Commercial Office) zoning district, allowing primarily office type uses, to the C-3, (General Commercial) zoning district, which allows a wide range of indoor and outdoor commercial activities. Each commercial zoning district has an intended purpose and allowed uses. The higher intensity uses build on the lower intensity uses and have a greater impact on the surrounding developments.   Section 12.01 D of the Zoning Ordinance establishes the following with regards to the C-2 zoning district. Section C-2. Intermediate Commercial Zoning District: The principal purpose of this Zoning District is to provide for the sale of commodities and the performance of services and other activities in locations for which the market area extends beyond the immediate residential neighborhoods. Principal uses permitted in this Zoning District include furniture stores, hotels and motels, restaurants, and some commercial recreation and cultural facilities such as movies and instruction in art and music. This Zoning District is designed for application at major street intersections.   As can be seen from this purpose statement, the intent of the C-2 zoning district is to be of moderate impact, serving not only the immediate neighborhood but the larger community while maintaining compatibility with adjacent uses. Uses allowed in this zoning district and the development standards associated with this zoning district need to be in keeping with this intent.   Furthermore, Chapter 2 of the Town of Fountain Hills Zoning Ordinance establishes conditions in which the Town may grant a SUP where a use may complement a permitted use for a specific property, but warrants a more detailed analysis before determining compatibly with neighboring uses. In this regard, it is the intent of the Zoning Ordinance to authorize Town Council to grant and to deny applications for use permits and to impose reasonable conditions upon them based on impacts of physical and operational characteristics of the proposed use or building(s). Examples of such characteristics include proximity to streets, traffic patterns, or business hours.   Currently Allowed Uses The C-2 zoning district currently allows a wide range of small to medium-scale commercial activities such as furniture stores, hotels and motels, restaurants, and some commercial recreation and cultural facilities such as movies and instruction in art and music.  It also allows for some services that may potentially be large-scale and have a greater impact such as: car washes, automobile repair shops, trade schools and fitness centers. In addition, the zoning ordinance provides some limits to uses allowed in the C-2 zoning district to keep properties in this zoning district more compatible with adjacent small-scale commercial uses and neighboring residential uses. These limitations include requiring approval of a SUP by Council for fuel dispensing stations, convenience stores, nurseries, and outdoor automobile sales.   Uses commonly associated with indoor mini-storage facilities are allowed by right only in the C-3 (General Commercial) and both industrial zoning districts. There are no conditions that would allow either indoor or outdoor storage facilities by right or with a SUP in any other zoning district. Storage facilities are typically excluded from lower intensity zoning districts because they often involve lights, noise, and traffic impacts that are not compatible with small-scale scale business establishments, residential properties, and special overlay districts intended to protect and maintain specific architectural and landscape characteristics of a specific area.   Review of Other Zoning Ordinances Depending on the jurisdiction, indoor mini-storage facilities may be referenced by equivalent terminology, such as “self-storage units” or personal “internalized personal property storage”. Staff researched the permissibility of indoor mini-storage facilities in other cities and towns throughout the Valley and did not find any that would prohibit the use in an intermediate commercial zoning district unless the use was further regulated by an overlay zoning district. Several cities and towns allow personal indoor storage facilities by right in intermediate commercial districts. Other jurisdictions allow them in intermediate commercial zoning districts as conditioned by a SUP.  Jurisdictions with a downtown or town center commercial zoning district did not allow mini-storage within that commercial zoning district.   Analysis Residential development continues to fuel the need for climate-controlled indoor storage facilities.  Storage facilities are especially desirable in close proximity to renters and in easily accessible locations. While many large-scale self-service storage facilities typically operate in areas characterized by high-intensity, non-residential uses, some small-scale self-contained facilities are more polished in appearance and are intended to cater to a smaller market radius. The proposed text amendment considers both the continued demand for indoor mini-storage units and the evolved design of mini-storage facilities over years, while continuing to encourage thoughtful consideration through the mini-storage facilities over years, while continuing to encourage thoughtful consideration through the public review process as required by Section 2.02 of the Zoning Ordinance regarding Special Use Permits.   As discussed earlier, indoor mini-storage facilities are currently allowed by right in the C-3 and all industrial zoning districts. These zoning districts are intended to accommodate businesses that serve markets beyond the immediate neighborhood in locations where there is adequate access to major streets and highways. Mini-storage facilities are intended to serve a more localized market. By allowing these facilities in the C-2 zoning district with a SUP, mini-storage businesses will find a larger inventory of properties in the Town that could accommodate this use without the need to rezone. Furthermore, by granting a SUP in lieu of a rezone, the use of the property will be limited to that for which it is granted, and precludes other more intense uses allowed by C-3 or industrial zoning districts. It should be noted that this text amendment does not preclude overlay districts from prohibiting indoor mini-storage facilities, even while the underlying zoning district might normally accommodate them.   Providing a mechanism to allow an indoor mini-storage facility with a SUP in the C-2 allows the public, Commission, and Council to comment on details such as hours of operation, traffic impacts, architectural design, landscape treatments and separation from neighboring uses. The Commission may make other suggestions to Town Council concerning other ways in which a proposed mini-storage facility may be acceptable and compatible to an area. Per Section 2.02 of the Zoning Ordinance, should any of the conditions or terms of a SUP be violated after it has been granted, the Town Council may revoke it or the applicant may be asked to apply for a new SUP. Based on staff review, the one concern staff has with the proposed ordinance change is the potential impact on the Town Center area.  As noted above, jurisdictions with specific downtown or town center zoning districts did not allow for mini-storage as a use by right or with a Special Use Permit in these zones.  Downtown areas are intended to be developed with high traffic, pedestrian-friendly and supportive uses such as retail stores, restaurants, entertainment activities, and high-density residential.  The fact this change is proposing a requirement for a Special Use Permit to allow the use rather than making it a use by right gives some opportunity to control the use in the Town Center area but it does open the door and the use would need to be allowed if it meets the general ordinance standards.  Related Ordinance, Policy or Guiding Principle General Plan 2010, Chapter 3 - includes goals and policies related to improving use of existing commercial property and being creative in attracting small and medium-sized businesses. This chapter also includes policies regarding the importance of protecting residential neighborhoods from incompatible uses.   Zoning Ordinance, Chapter 12, Sections 12.02 - 12.06 - lists the uses permitted and those requiring Special Use Permits in each of the commercial zoning districts.   Risk Analysis N/A Recommendation(s) by Board(s) or Commission(s) N/A Staff Recommendation(s) Staff recommends approval of the proposed text amendment.   SUGGESTED MOTION MOVE to approve Ordinance 20-10. Attachments Form Review Inbox Reviewed By Date Development Services Director Farhad Tavassoli 05/28/2020 05:28 PM Senior Planner (Originator)Farhad Tavassoli 06/01/2020 02:13 PM Development Services Director John Wesley 06/01/2020 02:14 PM Development Services Director John Wesley 06/01/2020 02:14 PM Form Started By: Farhad Tavassoli Started On: 05/27/2020 08:07 AM Final Approval Date: 06/01/2020  ORDINANCE NO. 20-09 AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN OF FOUNTAIN HILLS, ARIZONA, AMENDING THE TOWN OF FOUNTAIN HILLS ZONING ORDINANCE, CHAPTER 12, COMMERCIAL ZONING DISTRICTS, BY ADDING A NEW PROVISION TO SECTION 12.05, TO ALLOW INDOOR MINI-STORAGE IN THE C-2 ZONING DISTRICT UNDER THE CONDITION OF A SPECIAL USE PERMIT. WHEREAS, the Mayor and Council of the Town of Fountain Hills (the “Town Council”) adopted Ordinance No. 93-22 on November 18, 1993, which adopted the Zoning Ordinance for the Town of Fountain Hills (the “Zoning Ordinance”); and WHEREAS, the Town Council desires to amend the Zoning Ordinance to revise Chapter 12, Commercial Zoning Districts by adding a new provision to Section 12.05, to allow indoor mini- storage in the C-2 zoning district under the condition of a Special Use Permit; and WHEREAS, in accordance with the Zoning Ordinance and pursuant to ARIZ. REV. STAT. § 9-462.04, public hearings regarding this ordinance were advertised in the May 20, 2020 and May 27, 2020 editions of the Fountain Hills Times; and WHEREAS, public hearings were held by the Fountain Hills Planning & Zoning Commission on June 8, 2020 and by the Town Council on [DATE TO BE DETERMINED]. NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE TOWN OF FOUNTAIN HILLS as follows: SECTION 1. The recitals above are hereby incorporated as if fully set forth herein. SECTION 2. The Zoning Ordinance, Chapter 12, Commercial Zoning Districts, Section 12.05, Uses Subject to Special Use Permits in C-2 District Only, is amended as follows: M. INDOOR MINI-STORAGE SECTION 3. If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held to be unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. SECTION 4. The Mayor, the Town Manager, the Town Clerk and the Town Attorney are hereby authorized and directed to execute all documents and take all steps necessary to carry out the purpose and intent of this Ordinance. PASSED AND ADOPTED by the Mayor and Council of the Town of Fountain Hills, Arizona, this [TBD] day of [TBD], 2020. FOR THE TOWN OF FOUNTAIN HILLS: ATTESTED TO: Ginny Dickey, Mayor Elizabeth A. Burke, Town Clerk REVIEWED BY: APPROVED AS TO FORM: Grady E. Miller, Town Manager Aaron D. Arnson, Town Attorney