HomeMy WebLinkAboutGeneral Plan 1998(
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The Town of Fountain Hills General Plan was updated in 1998 with the
input and dedication of the following groups and individuals:
Fountain Hills Town Council
Jerry Miles, Mayor
Sid Apps
Don Lawrence
Pen Mower
William J. O'Brien
Al Poma
Marianne Wiggishoff
Town of Fountain Hills
Planning and Zoning Commission
Leesa Fraverd, Chairwoman
Bruce Hansen, Chairman (1995-1997)
David Combs
Judy Dragiewicz
Peggy Fiandaca
Margaret Gelinas
Robert Howes
Sharon Hutcheson
Rick Jellies
Town of Fountain Hills Staff
Paul Nordin, Town Manager
William E. Farrell, Town Attorney
Gary Jeppson, Community Development Director
Jeffrey Valder, Senior Planner, Project Manager
Randy Harrel, Town Engineer
Geir Sverdrup, Senior Planner
Joan Blankenship, Planning Technician
Ken Valverde, Engineering Planning Technician
Carter McRoy, Drafting Technician Intern
All the civic or social groups and individuals of the Town who provided
valuable input during the many public meetings and workshops.
Town of Fountain Hills General Plan March 12, '1998 DRAFT
TABLE OF CONTENTS
( Chapter Page
1.0 Preface
1 .1 Role and Purpose of the General Plan ............................................ 1-2
1.2 Organization of the Fountain Hills General Plan .............................. 1-3
1.3 Amendments to the Fountain Hills General Plan ............................. 1-4
2.0 Existing Conditions
2 .1 Regional Context .............................................................................. 2-1
2.2 Community History ........................................................................... 2-1
2.3 Physical Characteristics ................................................................... 2-3
2.4 Community Facilities and Services .................................................. 2-6
2.5 Utility Service .................................................................................... 2-8
( 3.0 Vision Statement and Goals ................................................................... 3-1
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4.0 Land Use Element
4.1 Existing Conditions Overview ........................................................... 4-3
4.2 Problem Identification ..................................................................... 4-21
4.3 Visions, Goals and Objectives ........................................................ 4-24
4.4 Planning Recommendations .......................................................... 4-25
4.5 Implementation Program and Guidelines ....................................... 4-36
5.0 Circulation Element
5.1 Existing Conditions Overview ........................................................... 5-1
5.2 Problem Identification ....................................................................... 5-2
5.3 Visions, Goals and Objectives .......................................................... 5-9
5.4
5.5
5.6
Planning Guidelines ....................................................................... 5-1 O
Planning Recommendations .......................................................... 5-17
Implementation Programs and Guidelines ..................................... 5-21
Town of Fountain Hills General Plan TOC-1 March 12, 1998 DRAFT
( 6.0 Parks, Recreation, and Open Space
6.1 Existing Conditions Overview ........................................................... 6-1
6.2 Problem Identification ....................................................................... 6-3
6.3 Vision, Goals and Objectives ........................................................... 6-6
6.4 Planning Recommendations ............................................................ 6-8
6.5 Implementation Program and Guidelines ....................................... 6-13
7 .0 Economic Development Element
7.1 Existing Conditions and Projections ................................................. 7-1
7 .2 Problem Identification ..................................................................... 7-14
7.3 Vision, Goals and Objectives ......................................................... 7-18
7.4 Assessment of Economic Targets of Opportunity .......................... 7-20
7.5 Implementation Program and Guidelines ....................................... 7-23
8.0 Appendix
( 8.1 Support Documents ......................................................................... 8-1
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Town of Fountain Hills General Plan TOC-2 March 12, 1998 DRAFT
LIST OF EXHIBITS
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Exhibit Page
1 Regional Location Map .................................................................................. 2-2
2 Topography and Major Drainage ................................................................... 2-5
3 Existing Community Facilities ........................................................................ 2-9
4 Generalized Land Use Designations ............................................................. 4-2
5 Major Planning Areas .................................................................................. 4-14
6 Future Land Use Plan .................................................................................. 4-29
7 Existing Transportation/Traffic Counts ........................................................... 5-4
8 Bicycle Plan ................................................................................................... 5-6
9 Existing Sidewalks and Trails ........................................................................ 5-7
10 Proposed Roadway Functional Classification System ................................ 5-16
11 Future Parks, Recreation and Open Space Plan ........................................ 6-12
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Town of Fountain Hills General Plan E-1 March 12, 1998 DRAFT
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LIST OF TABLES
Table
4-1
4-2
4-3
4-4
4-5
4-6
4-7
4-8
4-9
4-10
5-1
5-2
6-1
7-1
7-2
7-3
7-4
7-5
7-6
7-7
7-8
7-9
7-10
7-11
7-12
7-13
7-14
7-15
7-16
7-17
7-18
Page
Existing Land Use .......................................................................................... 4-4
Existing Land Assessment ............................................................................ 4-7
Single-Family Residential Development. ....................................................... 4-8
Multi-Family Residential Development .......................................................... 4-9
Dwelling Unit and Population Projections ...................................................... 4-5
Projected Dwelling Unit, Vacancy, and Population Growth ......................... 4-18
Forecasted Residential Unit Growth ............................................................ 4-19
Estimated Net Residential Land Use Needs ............................................... 4-20
Estimated Residential and Commercial Land Needs .................................. 4-20
Land Use Implementation Action Program .................................................. 4-37
Roadway Functional Classification System ................................................. 5-14
Circulation Implementation Action Program ................................................ 5-22
Parks, Recreation, and Open Space Implementation Action Program ....... 6-14
Resident Population Growth in Fountain Hills, Scottsdale,
and Maricopa County .................................................................................... 7-2
Seasonal Population ...................................................................................... 7-3
Projected Dwelling, Unit, Vacancy, and Population Growth .......................... 7-4
Per Capita and Household Income in Fountain Hills
and Maricopa County .................................................................................... 7-5
Age Distribution and Median Age in Fountain Hills
and Maricopa County .................................................................................... 7-5
Projected Housing Unit Growth ..................................................................... 7-6
Percentage Distribution of Total Housing Units by Type and Mix ................. 7-7
Year-Round Housing Tenancy in Fountain Hills
and Maricopa County .................................................................................... 7-8
Seasonal Population Housing Units in Fountain Hills
and Maricopa County .................................................................................... 7-9
Percentage Distribution of Total Employment in Fountain Hills
in Relation to Total Employment in Maricopa County .................................. 7-10
Historic Absorptiom of Industrial, Retail, Office, and Other
Commercial Space ...................................................................................... 7-11
Leasable Square Feet Per Capita, Retail, Office and Industrial Space ....... 7-12
Projected Commercial and Business Park Gross Building Area
Square Footage Demand ............................................................................ 7-12
Projected Absorption of New Developable Residential Acreage ................. 7-13
Projected Gross CommerciaVlndustrial Acreage Needs ............................. 7-14
Fountain Hills Property Tax Breakdown ...................................................... 7-16
Comparative Municipal Property Tax Ratios ............................................... 7-17
Economic Development Implementation Action Program ........................... 7-25
Town of Fountain Hills General Plan T-1 March 12, 1998 DRAFT
( 1.0 PREFACE
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The Preface of the Fountain Hills General Plan provides a review of the Arizona State
Statutes mandating preparation of general plans by all Incorporated communities within the
State, and describes the organization of the General Plan document. The Preface is presented
in the following three sections:
1.1 Role and Purpose
1.2 Organization
1 .3 Amendments
The Fountain Hills General Plan was originally prepared in 1993 by the planning team of
Vernon Swaback Associates, P.C. in association with Town staff and the citizens of Fountain
Hills over an eight month planning process. This process included a large degree of community
involvement in the form of presentations to individual groups, community meetings, community
workshops, mail in surveys and individual response cards with resident's comments. In 1998
the Town updated this plan by updating all of the Elements except for the Parks, Trails and
Recreation Element, and to make major modifications to the Future Land Use Map, and the
other exhibits and tables.
The Town of Fountain Hills has existed as a community for 20 years prior to the formulation of
this General Plan. It was developed by a single community developer and a previously adopted
Master Plan approved in Maricopa County. The community now periodically takes the
opportunity to off er input to this plan and has the benefit of looking over their shoulders at the
past twenty-five years, and projecting forward within a fifteen year time horizon.
Town of Fountain Hills General Plan 1-1 March 12, 1998 DRAFT
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1.1 Role and Purpose of the General Plan
In accordance with ARS 9-461.05, the "long range" or general plan to be prepared and adopted
by a community, following the creation of a planning agency, includes the following
characteristics:
A) The General Plan shall be so prepared that all, or individual elements of it, may be
adopted by the legislative body, and that it may be made applicable to all or part of the
territory of the municipality.
B) The General Plan shall consist of a statement of community goals and development
policies. It shall include a diagram, or diagrams, and text setting forth objectives,
principles, standards and plan proposals. The General Plan, for a community with a
population under 50,000 shall include the following elements, at a minimum:
1. A Land Use Element which designates the proposed distribution and location and
extent of use of the land for housing, business, industry, agriculture, recreation,
education, public buildings and grounds, open space and such other categories
of public and private uses of land as may be appropriate to the municipality. The
Land Use Element shall also include a statement of the standards of population
density and building intensity recommended for the various land use categories
covered by the Plan.
2. A Circulation Element consisting of the general location and extent of existing
and proposed freeways, arterial and collector streets, and any other modes of
transportation as may be appropriate, all correlated with the Land Use Element.
It is important to note that in accordance with State statutes, A General Plan is "general" in
nature and is intended to provide a "statement of community goals and development policies", a
"general distribution and location and extent of use of land" and a "general location and extent
of existing and proposed circulation elements". As such, it is important to realize that a General
Plan provides "an overall guide for community growth and development" and should inherently
include some flexibility in its interpretation and use.
The Town of Fountain Hills set out to fulfill the State of Arizona mandated statute to prepare a
General Plan. The resulting Fountain Hills General Plan includes not only Land Use and
Circulation Elements, but also the Parks, Recreation and Open Space and Economic
Development Elements which were felt to be pertinent to Fountain Hills and should be
recognized in the community's first General Plan.
Town of Fountain Hills General Plan 1-2 March 12; 1998 DRAFT
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1.2 Organization of the Fountain Hills General Plan
The Fountain Hills General Plan is organized in the remaining seven chapters of this
document, which include:
Chapter 2.0: Existing Conditions
Provides a review of current conditions within the community of the existing physical
characteristics and community facilities.
Chapter 3.0: Vision Statement and Goals
Includes visions and goals for future growth, preservation of the lifestyle and open space within
the community and its environs.
Chapter 4.0: Land Use Element
Includes a presentation on the integrated land use plan incorporating recommendations for
accommodating future growth and the guidelines to control it.
Chapter 5.0: Circulation Element
Classifies the existing circulation system into functional classes, and recommends how to
accommodate future growth within the system.
Chapter 6.0: Parks, Recreation, and Open Space Element
Provides an analysis of existing park and recreation opportunities and recommended areas for
preservation of open space.
Chapter 7.0: Economic Development Element
Includes specific recommendations on target economic opportunities.
Chapter 8.0: Appendix
References the preceding General Plan reports prepared by the VSA planning team during the
original General Plan preparation process.
Town of Fountain Hills General Plan 1-3 March 12, 1998 DRAFT
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1.3 Amendments to the Fountain Hills General Plan
The Fountain Hills General Plan, including the Land Use Plan, constitutes a land use policy
statement that was created based upon prevailing needs, the existing development pattern,
underlying zoning classifications, considerations for man-made constraints, natural constraints,
environmentally sensitive lands, opportunities for development, and accepted planning
practices. Over a period of time, any of these variables are subject to change. Consequently,
the General Plan must periodically be reviewed and amended if it is to remain effective.
However, amendments to the Plan should never be allowed to occur in a haphazard manner.
Amendments to the General Plan should only occur after careful review of the request, finding
of facts in support of the revision and public hearing(s) by the Planning and Zoning Commission
and Town Council. The statutory requirements which guided the adoption of the General Plan
shall be followed for all amendments as they pertain to public hearings and otherwise. The term
amendments shall apply to both text and map revisions.
The Finding of Facts required shall include, but not be limited to:
1. That the amendment will result in acceptable means of mitigating impacts through
subsequent zoning action of the development process so as to not adversely impact the
community as a whole, or a portion of the community.
2. That the amendment is consistent with the Visions, Goals and Objectives of the
Fountain Hills General Plan.
Amendments to the Fountain Hills General Plan may be initiated by the Town or by the
owner(s) of at least 75% of the subject land area. Such amendments shall be in accordance
with the procedures set forth by State Statutes. Prior to any approval of any land development
authority that is in conflict with the General Plan, an amendment to the General Plan which
shows the proposal to be in conformance to the General Plan must first be completed.
It shall be the burden of the party requesting the amendment to prove that the change
constitutes an improvement to the General Plan. It shall not be the burden of the Town to
determine that an amendment should be denied.
1.3. 1 Area Specific Plan Preparation
An Area Specific Plan is a further refinement of all of the elements of the Fountain Hills
General Plan in a specific area. Under the direction of the Planning and Zoning Commission or
Town Council, the Community Development Department may prepare such plans in accordance
with the General Plan and may recommend such plans to the Town of Fountain Hills for
adoption. An Area Specific Plan may be prepared by private individuals or agencies under the
supervision of the Town.
The basis for the preparation of the Area Specific Plans includes the following factors:
1. Development potential for new or expanded economic activities (including commercial
areas, employment areas and mixed use districts).
2. Development and/or revitalization (e.g. Town Center).
Town of Fountain Hills General Plan 1-4 March 12, 1998 DRAFT
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3. Special site characteristics (i.e. recreational, natural resources).
4. Rapid growth or economic change.
5. Other extenuating circumstances.
The Town may adopt Area Specific Plans as provided by State Statutes (ARS 9-461.08.) An
Area Specific Plan shall be limited to modifying only the overall pattern of land uses, and then
only when the pattern will not detrimentally affect surrounding existing and/or future land use
patterns, and will not be in conflict with any other provisions of the Fountain Hills General
Plan.
Town of Fountain Hills General Plan 1-5 March 12, 1998 DRAFT
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2.0 EXISTING CONDITIONS
2.1 Regional Context
The Town of Fountain Hills is located in the northeast quadrant of Maricopa County, and is
approximately 30 miles northeast of the City of Phoenix by automobile. Fountain Hills is
physically located on the eastern slope of the McDowell Mountains. The Town is bordered by
Scottsdale on the west, Salt River Pima Maricopa Indian Community on the south, Fort
McDowell Mohave -Apache Indian Community on the east, and primarily the McDowell
Mountain Regional Park on the northwest, and State Land on the northeast.
Shea Boulevard is the major access to the west towards metropolitan Phoenix and Scottsdale.
Shea Boulevard to the east accesses State Highway 87 which to the south accesses the east
valley cities of Mesa, Chandler, and Gilbert, and to the north accessing the Verde River, the Salt
River and Saguaro Lake recreation areas, and further north to Payson and other mountain
recreation areas.
2.2 Community History
McCullough Properties Inc. originally planned the approximately 12,000 acres in 1970 and
prepared the documentation known as the initial "Development Plan for the Community of
Fountain Hills". The plan provided for a full range of community needs including: residential
products of various types, commercial and industrial land use, provisions for schools, churches,
a community park, and a variety of open space corridors. The subsequent updates to that plan
have been prepared by MCO Properties Inc., with the most recent update occurring in April
1986 known as "The Summit and Crestview/ Westridge -An Amendment to the 1980 Fountain
Hills Development Master Plan".
The Town of Fountain Hills was officially incorporated in December 1989, and is governed by a
seven (7) member Town Council. Maricopa County continued to administer its land use
ordinances for the first six months of incorporation. The Town adopted a zoning ordinance and
subdivision ordinance in May 1990 and began administering these ordinances on July 1, 1990.
A Community Development Department was established in August 1990 and the Planning and
Zoning Commission was organized in November 1990. The Planning and Zoning Commission
is the recommending body to the Town Council on land use plans and implementing
ordinances. In February 1991, the Town Council decided not to continue as its own Board of
Adjustment and formed an independent Board of Adjustment. The Board of Adjustment serves
to consider variance requests from the land use ordinances and to hear appeals of the zoning
administrator's decisions.
Town of Fountain Hills General Plan 2-1 March 12, 1998 DRAFT
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TOWN OF FOUNTAIN HILLS GENERAL PLAN Exhibit 1
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Town of Fountain Hills General Plan
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Regional Location Map
March 12, 1998 DRAFT
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Since incorporation two major developments, Eagle Mountain and Sunridge Canyon, have
begun within the Town. Eagle Mountain, located southwest of the Shea Boulevard/Palisades
Boulevard intersection, was annexed into the Town in 1991. In addition to an 18-hole golf
course, Communities Southwest, the current developer of the site, is developing a mixture of
residential and commercial uses. Eagle Mountain will ultimately contain approximately 500
dwelling units. Sunridge Canyon, located northwest of Palisades Boulevard and west of Golden
Eagle Boulevard, was originally approved as an Area Specific Planning Area in May, 1994. In
addition to an 18-hole golf course, Suncor and MCO Properties, the developers of the site, will
ultimately include approximately 830 single-family dwelling units within the development.
2.3 Physical Characteristics
Fountain Hills is known for its natural beauty and panoramic views. It is known to its residents
for the spectacular desert vegetation and abundant wildlife. Consideration for each of these
physical qualities in conjunction with the natural drainage ways will be part of the preparation of
the General Plan.
A)
BJ
Topography
Topography is one of the most important considerations in planning the Town of
Fountain Hills. The terrain ranges from approximately 1525 to 3160 feet above sea
level, averaging about 400 to 500 feet higher than other metropolitan Phoenix
communities. The McDowell Mountains generally extend from 2,000 to 3,160 feet in
elevation at the highest points within Fountain Hills. The majority of the community has
undulating terrain which generally falls from northwest to southeast. There are pockets
of dense of rock outcroppings throughout the community.
Vegetation
Fountain Hills has an abundance of lush desert vegetation. The predominance of the
Saguaro and Cholla landscape dot the hillsides in combination with native desert trees.
The variety of plant density relates to the exposure to the sun, quality of drainage,
steepness of slope and geologic characteristics. Plants which can be readily found in
Fountain Hills are listed here:
Trees: Shrubs: Cacti:
• Ironwood • Brittlebush • Saguaro
• Palo Verde • Bursage • Barrel
• Mesquite • Jojoba • Prickley Pear
• Cottonwood • Creosote • Cholla Species
Town of Fountain Hills General Plan 2-3 March 12, 1998 DRAFT
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C) Wildlife
Seeing wildlife is presently a common occurrence in Fountain Hills. The existing wash
areas provide food and protection for a variety of wildlife. Common species include, but
are not limited to:
Animals: Birds: Reptiles:
• Coyote • Quail • Lizard
• Desert Cottontail • Dove • Banded Gecko
• Javalina • Owl • Gopher Snake
• Deer • Hawk • Bull Snake
• Bobcat • Rattle Snake
D) Drainage Patterns
The major washes generally traverse Fountain Hills in a northwest to southeasterly
direction. These washes are currently utilized as conveyors of storm drainage from
developed and undeveloped lands. The pattern of major drainageways is shown on
Exhibit 2.
Town of Fountain Hills General Plan 2-4 March 12, 1998 DRAFT
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TOWN OF FOUNTAIN HILLS GENERAL PLAN Exhibit 2
0
NORlH SCALE OF MILES SALT RIVER PMA IN:llAN RESERVATION
Town of Fountain Hills General Plan 2-5
DRAINAGE WASH
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DRAINAGE DETENTION BASIN
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Topography
and Major Drainage
Morch 12, 1998 DRAFT
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2.4 Community Facilities and Services
The Town of Fountain Hills is primarily a self-contained community relative to providing
accessible facilities in the following areas:
A) Religious Facilities
The Town of Fountain Hills currently is home to over a dozen religious groups. The
facilities are located primarily along Fountain Hills Boulevard both north and south of
Palisades Boulevard and on Saguaro Boulevard south of El Lago Boulevard.
B) Education Facilities
There were 1,616 elementary and junior high school students and 664 high school
students in the Fountain Hills Unified School District on September 8, 1997. The district
includes all the land within the Town limits and additionally includes the City of
Scottsdale area known as Eagle Ridge, and a County parcel known as "Summit Estates"
located north of Shea Boulevard, west of Palisades Boulevard.
The new Junior/Senior High School shared facility opened in the fall of 1992 and serves
sixth through eighth grade junior high students and ninth through twelfth grade senior
high students.
As of October 14, 1997: 580 FTE (Full-Time Equivalent) students were attending
kindergarten through third grade at McDowell Mountain Elementary School; 363
students were attending fourth and fifth grade at Four Peaks Elementary School; 577
students were attending sixth through eighth grade at Fountain Hills Junior High School,
and; 640 students were attending ninth through twelfth grade at Fountain Hills High
School.
The Fountain Hills School District owns a number of sites throughout Fountain Hills that
may be used as school sites or may be determined to be surplus property and
subsequently disposed of by the School District. The Fountain Hills Unified School
District has developed a master plan which is not a part of this General Plan. For
information on future trends, existing facility expansions, and new schools, the reader
should contact the Fountain Hills Unified School District.
C) Health Care
A health care center, located on Palisades Boulevard, west of Saguaro Boulevard, is
staffed with medical doctors and nurses, and equipped for diagnostic and laboratory
services. Ambulance service is available locally in addition to emergency helicopter
ambulance service to valley hospitals. A walk-in emergency clinic is also located in the
Sasha's Shopping Center on the southwest corner of Palisades Boulevard and La
Montana Drive. There are also several dentists, orthodontists, chiropractors and
optometrists who maintain private practices in Fountain Hills.
The Mayo Clinic is one mile west of Fountain Hills, and Scottsdale Memorial North
Hospital is fifteen minutes away by car.
Town of Fountain Hills General Plan 2-6 March 12, 1998 DRAFT
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D)
E)
F)
Emergency Services
• Fountain Hills Fire District
The Fountain Hills Fire District is a volunteer fire district that contracts with Rural
Metro for fire protection services. Fountain Hills Fire Station No. 1, completed in
1992, is located on Palisades Boulevard east of Fountain Hills Boulevard.
Fountain Hills Fire Station No. 2, is located south of Shea Boulevard on Saguaro
Boulevard.
Although not part of the Fountain Hills Fire District, the City of Scottsdale is
planning a facility at 136th and Shea, which will house an engine and three
personnel. Currently, Rural Metro provides fire protection for the City of
Scottsdale and has a mutual aid agreement with Fountain Hills. At this time a
station at Via Linda and 108th Street is the closest facility.
• Public Safety
Parks
Presently the Town of Fountain Hills contracts with the Maricopa County Sheriffs
Office to provide 24 hour police protection, 7 days a week. The Sheriff, the
Department of Public Safety and the Town of Fountain Hills Marshal's
Department all share common facilities at the Town Hall offices, located at 16834
Palisades Boulevard. The Maricopa County Sheriff's Posse operates out of a
temporary facility located south of Shea Boulevard on Saguaro Boulevard.
In 1997 the Town of Fountain Hills completed the third phase of improvements for
Golden Eagle Park. The park now contains one baseball field, two lighted softball fields,
four lighted tennis courts, two lighted sand volleyball courts, two lighted full basketball
courts, one lighted horseshoe pit, two tot lots, approximately 1/2 acres of turfed play
areas, two covered picnic ramadas, one restroom/control building and three paved
parking lots. The last phase of park improvements will be completed by July, 1998.
These improvements include lighting the baseball field, and adding trails, gates and a
maintenance yard.
Fountain Park is now owned by the Town of Fountain Hills. In addition to the 30-acre
lake and the world-renowned fountain, the park includes a playground and over 35 acres
of turfed area for public use.
The Four Peaks Neighborhood Park, located southwest of the Del Cambre and El
Sobrante Avenue intersection, when completed in the summer of 1998 will include a
lighted soccer field, a restroon/control building, a small parking lot, and a pedestrian
footbridge over Caliente Wash linking the park with Four Peaks Elementary School.
Community Center
A Community Center is located on Saguaro Boulevard at Rand Drive. The Community
Center was donated to the Town upon incorporation of Fountain Hills and is managed by
the Fountain Hills Civic Association. There are numerous social, civic, or recreational
activities and service clubs which meet regularly at this facility.
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G) Solid Waste Collection
Solid waste collection in Fountain Hills is currently by independent solid waste providers.
There is no mandatory solid waste subscription requirement. There are limited recycling
programs in Fountain Hills.
2.5 Utility Service
A) Electricity
B)
C)
Electricity is provided by Salt River Project (SAP) with primarily underground distribution
to individual homesites. There is a 69 kilovolt above ground power line along the
eastern and southern boundaries of the Town, and extends in a north-south direction
along a line perpendicular to Shea Boulevard. SAP has a maintenance facility south of
Shea Boulevard within Firerock Centre.
Natural Gas
At this time, natural gas is available within the Town in limited areas. Southwest Gas
provides natural gas to the Eagle Mountain and Sunridge Canyon developments and in
the future may extend its services to other areas within the Town. It is likely that only
larger, new subdivisions will be offered natural gas service, due to the high cost of
installing gas lines in established neighborhoods where residents currently utilize electric
appliances. Liquid propane is available from local suppliers.
Telephone
US West provides telephone service to the Town with all underground service. There
currently is a substation site at the northeast corner of Palisades and Fountain Hills
Boulevard.
D) Water
The Chaparral City Water Company has been certificated by the Arizona Corporation
Commission to serve the 12,060 acres of land acquired by McCullough Properties to
develop Fountain Hills. The 1997 corporate boundaries of Town of Fountain Hills are
completely within the Chaparral City Water Company certificated area. The State land
area northeast of Fountain Hills is currently not included in the Chaparral City Water
Company certified service area. However, there are a variety of water sources that
could be utilized as the water supply for these State Trust lands.
Town of Fountain Hills General Plan 2-8 March 12, 1998 DRAFT
TOWN OF FOUNTAIN HILLS GENERAL PLAN Exhibit 3
McDOWELL MOUNTAIN PARK
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SALT FnVER PIMA MARICOPA 1ND1AN AESEAVATION
0.5 1.0
sco·
~t~:~;;;
LEGEND
0 SCHOOLS
0 LIBRARY .. FlRE STATION
0 LAW ENFORCEMENT
* TOWN HALL (Leased Space)
(j) COMMUNITY CENlER
@] FUTURE CIVIC CENTER SITE
wa WATER STORAGE TANK
• WASTE WATER lREA TMENT
rzJ ELEClRIC SUBSTA 110N
I!) PUBLIC PARKS
Existing
Community Facilities
Town of Fountain Hills General Plan 2-9 March 12, 1998 DRAFT
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E)
Fountain Hills is located in the Phoenix active management area. An active
management area is an area where there is concern for the adequacy of groundwater
supply and storage, and groundwater quality. The Phoenix Active Management Area
includes the east Salt River Valley, west Salt River Valley, Fountain Hills, Carefree, Lake
Pleasant, Rainbow Valley and Hassayampa sub-basins (A.R.S. 45-41 1.2.). The
Chaparral City Water Company has received certification of an assured water supply by
the Arizona Department of Water Resources. This certification must be renewed
annually.
Chaparral City Water Company derives its water from three groundwater wells and from
the Central Arizona Project. The water system is currently comprised of 163 miles of
pipeline, 5,850,000 gallons of tank storage, and a 3,500,000 gallon storage reservoir at
the water treatment plant located north of Shea Boulevard and west of Fountain Hills
Boulevard. A 1,200,000 gallon water storage tank, known as Reservoir 7, is located
north of the SRP substation that is west of Palisades Boulevard and north of Shea
Boulevard. The treatment plant currently has a 5,000 gallons per minute ("GPM")
treatment capacity. However, in March 1998 a treatment plan expansion project will be
completed which will raise the plant's treatment capacity to 15,000 GPM.
Sewerage Service
The Fountain Hills Sanitary District provides sewerage to the Town as well as to two
other areas not inside the Town limits (Crestview and Eagle Ridge). The existing
wastewater treatment plant is located at Saguaro Boulevard and Pepperwood Circle.
The existing plant is capable of expansion to serve a population approximately 45,000
persons. There are no plans at the present time to construct plants at other locations.
The Fountain Hills Sanitary District is a government entity independent of the Town.
This General Plan does not address the future needs of the collection and treatment
systems. This information is contained in the District's Master Plan (1987) and Update
(1989). More information on the future operations and facility improvements can be
secured by contacting the District.
Treated effluent from the waste water treatment plant is piped to Fountain Lake and is
used to irrigate Fountain Park. It is also transported to other sites for disposal.
Treatment and disposal responsibilities are detailed in various agreements between the
District, MCO Properties and other developers of large, sewage-generating
developments.
Town of Fountain Hills General Plan 2-10 March 12, 1998:0RAFT
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3.0 VISION STATEMENT AND GOALS
The individual elements of the Town of Fountain Hills General Plan will emerge from the stated
Visions, Goals, and Objectives the citizens have for the Town. The General Plan document will
portray their visions and the implementation methods further in the form of maps, graphics, and
related text.
The purpose of this document is to establish realistic and interrelated Visions which can be
achieved by implementing the Goals and Objectives.
Since this document begins to establish a long range vision for the community, it is assumed it
will be updated and revised over time as events or circumstances change. Therefore, the
following Visions, Goals, and Objectives are established to embody the most current thoughts of
the majority of the Community, as to the future direction planning should take. These Visions,
Goals and Objectives should be periodically reviewed to determine which objectives have been
achieved and what new goals and objectives should be adopted.
The citizen generated Visions, Goals and Objectives are the organizing framework for further
definition, commitment and wherever appropriate, action.
For the purpose of clarity, the following definitions assist in differentiating between the purpose
of Visions, Goals, and Objectives.
Vision:
Goal:
Objective:
A concise statement that creates a future image of the values and assets the
community holds for a given topic.
A concise statement that describes a desired condition to be achieved during a
specified time period. A goal is a target or end towards which planning is
directed.
A concise statement or procedure which addresses a goal and causes it to be
achieved.
An Overall Town Vision and the Individual Element Visions and Goals are presented herein to
establish the basic theme of the plan. Specific Visions, Goals and Objectives
are contained in each of the following plan elements:
1.
2.
3.
4.
Land Use Element
Circulation Element
Parks, Recreation, and Open Space Element
Economic Development Element
Town of Fountain Hills General Plan 3-1 March 12, 1998 DRAFT
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OVERALL VISION STATEMENT
The Overall Vision that the citizens have for the future of The Town of Fountain Hills is the
following:
To preserve, protect, and utilize our pristine natural resources and
pursue excellence and diversity in creating a community that
provides opportunities to live, work, and play characterized by its
vistas, clean air, serenity, friendly community spirit and world
renowned fountain, through careful and innovative planning and
fiscal responsibility.
The following four individual Vision Statements for each of the General Plan Elements reflect
citizen input in the drafting of these statements, and provide refinement to the broader Overall
Vision statement shown above.
1. Land Use Element:
Vision: Maintain a small town community character which sensitively allocates land for future
development in all land uses, and provides for preservation of the flora and fauna of the
Sonoran Desert which characterizes Fountain Hills' quality of life .
Goal 1.0
Goal 2.0
Goal 3.0
.
Promote Fountain Hills as a place to live, work and play amidst the
natural Sonoran desert.
Provide sensitive integration of the man-made environment with the
natural environment.
Encourage a compatible mix of land uses, which maintains the Fountain
Hills lifestyle.
2. Circulation Element:
Vision: Provide a safe, efficient, and aesthetically pleasing circulation network which considers
all modes of vehicular and non-vehicular movement, and does so in an environmentally
sensitive manner.
Goal 1.0
Goal 2.0
Goal 3.0
Goal 4.0
Create safe and efficient patterns of circulation.
Provide aesthetically pleasing circulation systems.
Provide for and encourage use of non-vehicular modes of circulation.
Provide adequate provisions for regional public transportation.
Town of Fountain Hills General Plan 3-2 March 12, 1998 DRAFT
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3. Parks, Recreation. and Open Space Element:
Vision: To enhance the quality of life by providing and maintaining safe, available, affordable
and accessible services that will meet the intellectual, cultural, fitness and leisure needs of
residents, and by maintaining a system of natural open space that supports the biological
diversity and enhances the visual character of the community.
Goal 1.0
Goal 2.0
Goal 3.0
Goal 4.0
Goal 5.0
Goal 6.0
Goal 7.0
Promote an open space network throughout the community.
Encourage development of recreational facilities with provisions which
maximize their potential multi-use benefits to the community.
Promote regional continuity with a parks and open space network.
Promote community-wide cultural and recreational activities which foster
the existing community spirit.
Monitor available potential funding sources and seek additional local
support for the planning, acquisition, and development of facilities.
Encourage proper dedication of existing park facilities.
Minimize ground water consumption in existing or future park or open
space areas.
4. Economic Development Element:
Vision: Fountain Hills should develop into a self-supporting community through the retention
and growth of existing business while energetically pursuing new business that will support and
preserve the integrity of the community.
Goal 1.0
Goal 2.0
Goal 3.0
Goal 4.0
Create an Area Specific Plan for the Town Center to coordinate public
and private efforts in creating a place of vitality for residents and visitors.
Develop an Economic Development strategy for Fountain Hills.
Create a strong positive image for Fountain Hills to attract new residents
and businesses.
Capitalize on and promote Fountain Hills as a respite from urbanization
but with the convenient access to metro Phoenix communities and the
recreational destinations of the rivers, lakes, or the mountain recreational
areas.
Town of Fountain Hills General Plan 3-3 March 12, 1998 DRAFT
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4.0 LAND USE ELEMENT
The Land Use Element of the Fountain Hills General Plan is presented in the following five
sub-sections:
4.1 Existing Conditions Overview
4.2 Problem Identification
4.3 Vision, Goals and Objectives
4.4 Planning Recommendations
4.5 Implementation Program and Guidelines
The Land Use Element is the focal element of the Fountain Hills General Plan and has guided
the formulation of the Circulation; Parks, Recreation, and Open Space; and Economic
Development Elements. As the focal element, upon which the General Plan has been
developed, the Land Use Plan illustrates the vision the community has for itself in terms of
where it should develop and where it should not develop, the anticipated scale and intensity of
development and how various land uses relate to each other. The Land Use Element of the
Fountain Hills General Plan has been prepared in response to the analysis of existing land
uses as well as anticipated needs.
The Land Use Element recommends a wide range of land uses and development intensities for
the Town of Fountain Hills through the Year 2012. This element is in response to community
involvement in the planning process, the existing land use analysis and the public input received
from the Vision Statement, Goals and Objectives for Land Use. The Land Use Element serves
as the basis for land use development in Fountain Hills. The Zoning Ordinance, Official Zoning
Map, Subdivision Ordinance and other land use regulation tools are based on this General Plan.
Land Use Ordinances and zoning map amendments shall be in conformance to this General
Plan. Conformance shall be interpreted to mean that the General Plan and Ordinance shall be
in basic harmony. The adopted Land Use Vision Statement, Goals and Objectives, graphic plan
and Implementation Guidelines will assist the Planning and Zoning Commission and Town
Council in reviewing all future development proposals and rezoning requests. These
components will also assist in planning for the preservation of open space, recreation
improvements, planning and programming new community facilities to serve the growing
community's needs and in preparing any Area Specific Plans.
Town of Fountain Hills General Plan 4-1 March 12, 1998 DRAFT
TOWN OF FOUNTAIN HILLS GENERAL PLAN Exhibit 4
McDOWELL MOUNTAIN PARK
---,--------·-
'
SCOTTSDALE
(
l 0
" NORTH
0 0.25 0.5 1.0 SALT RIVER PIMA MARICOPA INDIAN RESERVATION ~
SCALE OF MIL.ES
Town of Fountain Hills General Plan 4-2
-:-1: B ~
ffi
JD
I
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~
~
LEGEND
D SINGLE FAMILY RESIDENllAL
MUL 11-FAMIL Y RESIDENllAL -GENERAL COMMERCIAL
INDUSTRIAL -PARKS/SCHOOL SITES
C ] GOLF COURSE -OPEN SPACE □ UTILITY -OTHER
-----CORPORA TE LIMITS
--·-GENERAL PLAN BOUNDARY
A DOT ( ·) INDICATES THAT 11-IE LOT/PARCEL
HAS BEEN DEVELOPED.
Generated Land Use
Designations
March 12, 1998 DRAFT
( 4.1 EXISTING CONDITIONS OVERVIEW
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A) Existing Generalized Land Use
This section provides a narrative and graphic depiction of the existing generalized land use
patterns within the Town. The purpose is to document the quantity and locations of existing
residential, commercial, industrial and public/semi-public land uses. The existing zoning pattern
is presented in Section 4.1 B.
The existing land use pattern of Fountain Hills has been largely influenced by the existence of a
master plan generated in the early 1970's which envisioned a complete, self-supporting "New
Town" of approximately 70,000 people. In 1980, MCO Properties prepared a revised Master
Plan which decreased the density and intensity proposed for Fountain Hills in consideration of
environmental constraints. The revised Master Plan was approved by Maricopa County and
projected a build out population of approximately 45,000.
In 1986 the Master Plan was amended by Maricopa County to include Crestview, Westridge,
Summit East and Los Altos Hills (previously named Summit West).
In 1989 an amendment was administratively approved by Maricopa County for Lakeside Village,
Bainbridge, and the Golden Eagle areas.
In 1991 a revised Master Plan Map was prepared by MCO Properties which included all
amendments approved by Maricopa County to date. This map was presented to the Town, and
no action on this document has been taken by the Town.
On May 6, 1993 the Town of Fountain Hills approved its' General Plan and on May 18, 1994 an
amendment the General Plan was approved by the Town to redesignate land uses for the
Sunridge Canyon area.
The existing land use patterns are also tied to the topography, and the pre-determined selected
location of the Fountain and the waste water treatment site. The single-family residential areas
were planned on the ridges, the commercial areas primarily on flatter land near the fountain
amenity, and both occurring close to the initial water and waste water service. Although
approximately 68% of the total land area is currently platted and developed with backbone
infrastructure, only 43% of the total land area is occupied with residential, commercial and
institutional uses. The pattern of land use is quantified in Table 4-1, illustrated in Exhibit 4, and
is generally as follows:
1. Single-family Residential
The existing single-family residential land use areas occur throughout the Town, and are
concentrated along the northern and western platted edges, in the south/central regions, and
along the extreme southern and southwestern edge of Town.
Town of Fountain Hills General Plan 4-3 March 12, 1998 DRAFT
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Land Use Developed
Categories Land
"
SFNL 395.2352
SF/L 435.9792
SF/M 1,446.0126
MF/M 338.3869
MF/H 55.0268
MU 57.2294
0 0.8770
C/R 79.8860
L 5.8729
I 15.9361
u 26.4450
G 12.9959
s 77.4390
p 84.5932
GC 516.3162
OS 0.0000
ROADS 1,326.5446
:>-.: ...• TOTAL •. '4,874.7760
Table 4-1
General Plan Update
Existing Land Use
January 1, 1998
Undeveloped Undevelopable
Land Land
1,596.6670 14.1510
623.7277 0.0000
923.4263 3.1840
159.0885 3.4331
23.5554 0.0000
114.2265 0.0000
0.3480 0.0000
71.6379 1.3077
32.0784 0.0000
111.0927 0.0000
5.4988 0.0000
18.6830 0.0000
17.5130 0.0000
28.1775 0.0000
0.0000 0.0000
2,720.5800 1,607.8025
0.0000 0.0000
.,.,..,:k;,;\{~6.3007.. ·.,-,-· .,.1629.8783
Total Land % Developed
of Developable
.• .. Land
1,991.9022 19.98%
1,059.7069 41.14%
2,369.4389 61.11 %
497.4754 68.49%
78.5822 70.02%
171.4559 33.38%
1.2250 71.59%
151.5239 53.18%
37.9513 15.47%
127.0288 12.55%
31.9438 82.79%
31.6789 41.02%
94.9520 81.56%
112.7707 75.01%
516.3162 100.00%
2,720.5800 0.00%
1,326.5446 100.00%
11,321.0767 -,-,--. .. • · 50.30%
(1) All areas are approximate and based on information available in January, 1998.
The areas indicated are "net acres," excluding road rights-of-way. There are 1,326.5446 acres
of street rights-of-way in the Town.
Town of Fountain Hills General Plan 4-4 March 12, 1998 DRAFT
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2. Multi-family Residential
The existing multi-family land use areas includes all attached housing, from two attached
units upwards. The largest area of multi-family residential is north of the Town Center
area, northeast of Palisades Boulevard and Fountain Hills Boulevard. There are some
parcels within Lakeside Village, and south of the Town Center and continuing along
Saguaro Boulevard. Another area for multi-family residential development is the area
along Fountain Hills Boulevard between Palisade Boulevard and El Lago Boulevard.
3. Commercial (Office and Retail)
The existing commercial land use areas are concentrated primarily south of Palisades
Boulevard, from Fountain Hills Boulevard to Saguaro Boulevard; along Saguaro
Boulevard from Avenue of the Fountains south to El Pueblo Boulevard; and near the
Saguaro and Shea Boulevard intersection. There are some isolated commercial areas,
including one at the northern boundary of Fountain Hills Boulevard and another along
Saguaro Boulevard at Amhurst.
4. Industrial
5.
Just north of Firerock Estates is the only area currently zoned for industrial uses. This is
southwest of Saguaro and Shea Boulevards, and includes some existing storage and
light manufacturing/distribution facilities.
Open Space
The publicly-owned or controlled open space areas within the Town, that are not subject
to further development, exist in the following ways:
• Town-owned open space areas.
• City of Scottsdale-owned open space areas.
• "OSR"-zoned areas within platted subdivisions
• Hillside Protection Easement areas within platted subdivisions
• Three privately owned/publicly accessible golf courses that are zoned
"OSR" or Residential Unit Planned Development "RUPD", which assure
perpetual open space or golf course uses.
Privately-owned lands designated for open space land uses, that are subject to
development, exist in the following ways, include:
• Privately owned, undeveloped open-space-designated land.
• Privately owned and controlled parks/open space areas in developed
subdivisions.
Town of Fountain Hills General Plan 4-5 March 12, 1998 DRAFT
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6.
There are approximately 490 acres of undeveloped wash areas within the existing
platted areas. These areas are included in those areas shown as publicly owned or
controlled open space on Exhibit 11 . Fountain Park, which is now owned by the Town of
Fountain Hills, has approximately 35 acres of turf and 30 acres of lake area. Fountain
Park is zoned Rural 190 with a relatively small area zoned C-1. Additional open space
areas include at least 219 acres are zoned "OSR" within the Eagle Mountain
development, 327 acres in the Sunridge Canyon, 200 acres owned by the City of
Scottsdale in Section 7, in addition to large areas of preserved open space in
subdivisions platted since the Town's incorporation.
Vacant Land
Currently vacant land exists in several areas of the community, and may be developed in
the future. They include:
• Areas platted and partially developed with vacant lots available for
development. •
• Areas unplatted or platted but completely undeveloped.
• Several undeveloped school sites.
The land use statistics in Table 4-2 include the vacant land area based on its current
zoning. The zoning analysis includes the quantification of the vacant and developed
lots. The significance of this is that there are undeveloped lots available for sale within
platted areas, undeveloped lots owned but not for sale, and there are unplatted areas, all
of which represent inventory for future housing units.
Town of Fountain Hills General Plan 4-6 March 12, 1998 DRAFT
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Developed Platted Undeveloped Platted Undevelopable < Lots Lots Platted Lots
Zoning District
# Area # Area # Area #
OSR 16 395.5136 108 575.8697 104 570.5479 124
R-190
R1-43 59 70.0101 122 192.1184 12 49.859 181
R1-35 440 665.1343 395 811.389 52 224.443 835
R1-18 98 127.838 118 135.3063 7 13.78 216
R1-10 1463 594.9658 794 671.7444 51 240.1199 2257
R1-8 2480 807.9952 623 289.2039 53 85.4557 3103
R1-6 465 85.457 554 165.2634 21 21.8813 1019
L-1
L-2
L-3
M-1 1 7.516 1 3.573 2
M-2
M-3
R-2 500 141.9672 130 65.9454 12 33.6486 630
R-3 560 152.8168 167 112.5755 61 42.8113 727
R-4 230 84.6144 59 66.8344 10 24.0201 289
R-5 100 42.9186 15 64.0907 10 25.8513 115
co 1 0.877 1 0.348 2
cc 6 4.1674 26 2.56 32
C-1 15 9.2124 63 45.0872 2 0.391 78
C-2 69 70.9563 270 98.2967 10 10.7412 339
C-3 48 25.8772 21 10.773 69
IND-1
IND-2 10 15.9361 16 34.7065 2 0.56 26
IND-3
UT
MH
ROADS 140 1149.1151 140
TOTALS 6701 4452.8885 3483 3345.6855 407 1344.1103 10184
Notes to Table 4-2:
Table 4-2
General Plan Update
Existing Land Assessment
January 1, 1998
Developed
Total Platted Lots Unplatted
Parcels
%Developed
Area # Units Platted Lots of # Area
Developable Lots
971.3833 80.00% 1 0.0240
1 62.4308
262.1285 59 34.91 % 8 38.2750
1476.5233 434 56.19%
263.1443 95 46.89%
1266.7102 1456 66.32% 2 10.1500
1097.1991 2473 81.31 % 3 21.5000
250.7204 462 46.59% 1 5.8729
11.089 26 50.00%
207.9126 842 80.91 %
265.3923 1485 84.08% 7 53.0333
151.4488 774 82.44% 2 9.3700
107.0093 247 95.24% 1 4.6920
1.225 50.00%
6.7274 18.75%
54.2996 19.74% 7 7.3500
169.253 2 20.97% 12 31 .7600
36.6502 3 69.57%
50.6426 41 .67%
1149.1 151 17 177.4295
7798.574 8358 '· 68.54% 62 421.8875 I:'
Undeveloped
Unplatted Parcels
# Area
1 5
1 1.2492
28 2544.095
1 129.62
4 15.2695
6 7.96
1 46.9516
8 98.921
3 17.54
8 70.349
7 27.895
4 53.3199
2 82.445
74 3100.6152
Undevelopable Total Unplatted Parcels . ' Unplatted Parcels
Total Units Total Land Area
# Area # Area # Units
2 5.024 976.4073
2 63.68 63.68
4 221.738 36 2582.37 59 2844.4985
1 129.62 434 1606.1433
95 263.1443
2 2.65 6 25.4195 1456 1292.1297
6 7.96 9 29.46 2473 1126.6591
2 52.8245 462 303.5449
26 11.089
842 207.9126
2 39.37 15 151.9543 2 1487 417.3466
5 26.91 48 822 178.3588
1 5.79 9 75.041 247 182.0503
1.225
6.7274
1 8.26 14 35.245 0 89.5446
16 85.0799 2 254.3329
3 36.6502
2 82.445 82.445
50.6426
17 177.4295 1326.5446
16 285.768 136 3522.5027 50 8408 11321.0767
1. All areas are exact and based on information available in January 1998. The areas indicated are "net, excluding rights-of-way. There are 1,326.5446 acres of road rights-of-way within the Town.
2. All information relating to areas zoned with overlay zoning districts, including "PUD", "RUP", "RUPD", "PD", and "IUPD" overlay zones, as well as hybrid base zoning districts, such as "H" and "A" zones, are included under the base
zoning district.
Town of Fountain Hills General Plan 4-7 March 12, 1998 DRAFT
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Table 4-3
Single-Family Residential Development
From January 1998 to Buildout
Existing Development
Existing, . Existing, ' ; Developed .. ' ~-. Zoning·oistrict . Undeveloped Single-Family ·. . . Units • . Single-Family Lots ·,.
R1-43 59 110
R1-35 434 343
R1-18 95 111
R1-10 1456 743
R1-8 2473 570
R1-6 462 533
Single-Family Units in Multi-862 81
Family Zoning Districts
Total 5841 2491
Future Production Developments
Project Name. '\' ~~~.;-"'.... ,l,, ·;,,t ., ..... ,,: •· ··:~ ~r ·.: -~
Eaqle Mountain Parcel 4
Eagle Mountain Parcel 7
Sunridge Canyon Parcel G-West
Sunridge Canyon Parcel L
Eagle Mountain Parcel 13
Total
Future Custom Developments
Total Future Single-
Family Units in Areas .
Platted as of 1/1/98
169
777
206
2199
3043
995
943
8332
. Total Future Units
37
20
39
32
35
163
Project Name ' •· ' .,,, ~-,· .. -~ ~-,..,., : "' ' .... : ... Estimated TQtal Future Units , .. , . '. ;· ; . ,
Aspen School Site 25
Eagle's Nest 200
Eagle Ridqe North 100
El Lago School Site 25
Firerock Country Club 550
Sunridge Canyon Parcel J 60
Total 960
Total Single-Family Units at Buildout: 9,455
Town of Fountain Hills General Plan 4-8 March 12, 1998 DRAFT
Table 4-4
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Multi-Family Residential Development
From January 1998 to Buildout
Existing Development
Platted, ' Existing, ___ ._ . Undeveloped, Existing Aggregate_ Total Future Multi-
_._.Zoning · Developed _ • Densityof Family Units in Unvested Multi-?•. ,, •
· District :-MuIt1~famny; ·:.Family Zoned Developed Projects ' Areas Platted as
.Units<· • -t ~ . ·, • Land • , ' • _ by,Zoning.Dlstrlct . -of 1/1/98 .-~ '
'·' '' . , 1 ·"--~~;,;.: J· ·Y.~ •'~-~. . <•.' ·_) • :l "' l >•. • ~-,-,:
M-1 26 0
M-2 0
M-3 0
R-2 685 88 Lots 2 Units/Lot 849
R-3 1082 46.5676 Ac 11 .02 DU/AC 1595
R-4 622 6.3107 Ac 11.00 DU/AC 691
R-5 152 8.0084 Ac 5.90 DU/AC 199
Total 2567 3334
Future (Under Construction) Multi-Family Developments
. Project Name.. ·: .-_·Base Zoning . , Land Area (Acres) -Total Future Units .
... . ,,~; •• : ·,. . ··<-· ~{ '.,·:·: ·:}-;?· ~~i.: •'.',',.:'-District ~ • • ' •• f C; 'sff;, :_; ,·J\<?:C .~'O,~;;{f/; /f;i(~_:··-•._~4?~t~ ; .. <. ~~: . \. f\;•.k~-_;·{
( Casa Bella I R-4 1.7598 36
Casa Bella II R-4 2.2641 48
Copperwynd R-5 17.0105 108
Four Peaks Vista R-4 13.764 212
Kingstree Village M-1 3.573 40
Little Fountains R-5 7.34 88
Monterra Ranch R-5 5.8805 73
Ridge View Apartments R-4 9.09 150
Thunder Ridge C-2 SUP 87
Total 842
Planned Multi-Family Developments
, Project Name~-·;{~ ,. ,Base Zoning ., ,.;Land Area (Acres)./ ,rrJotal ~u~ure,.U~,i~\
-·· .. t ,,, ~, ; •1''. A«.i] Jfy<'>/}(~~{ljjf~t t~ :"'t':Distrlct··t ::· 4~~~t ··\~~J~t~4{r~~(J~.t,.ff~ ,~ )?t~\~~ifl~!ti/~'/i~~? ~-.. _ :. .:-'« r,",_:~i{< ::;,..,i{,.-~·" -~-►•• t_.,-~j-{.:._-:t'!/,v-• ' ,-';i ,,-i:v:" ~ ,V✓.~s.,
Crescent View R-4 3.2408 55
EaQle Mountain Parcel 15 R-3 22.195 88
Town Center C-2 SUP 30 300
T olkapaya Village R-4 9.3792 100
Vista Del Lago R-3, R-4, R-5 132.56 320
Total 863
l EXISTING MULTI-FAMILY UNITS ON 1/1/98: 2,567
MULTI-FAMILY UNITS AT BUIOLDOUT: 5,039
Town of Fountain Hills General Plan 4-9 March 12, 1998 DRAFT
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B) Existing Zoning
Within the Town Limits, all the available lands have zoning designations. The Zoning
Ordinance for the Town of Fountain Hills establishes specific development regulations
for each zoning district. The official zoning districts map is not included in this plan, but
is on file at Town Hall.
For General Plan implementation purposes, one or more zoning districts are provided,
below, for each generalized land use designation in order to provide direction for future
zoning decisions. In order to implement this plan, only the zoning districts shown below
should be utilized for land designated with the associated land use designation.
Generalized Land Use Designation Zoning Districts
• Single-Family ResidentialNery Low Density R-190, R1-43
• Single-Family Residential/Low Density R1-35, R1-35H, R1-18
R1-10A, R1-10, R1-8A, R1-8,
R1-6A, R1-6
• Single-Family Residential/Medium Density
• Multi-Family Residential/Medium Density R-2, M-1, M-2
• Multi-Family Residential/High Density R-5, R-4, R-3, M-3
• Service/Employment C-0, C-1, C-2, C-3, NCP
IND-1, IND-2 • Business Park
• Lodging L-1, L-2, L-3
• Open Space OSR
• Other UT, MH
C) Opportunities and Constraints
1. Opportunities
The land which represents the best opportunity for continuity between current
planning objectives and the ultimate physical outcome, is obviously the unplatted
or undeveloped areas of the Town of Fountain Hills.
In addition, land not within the Town limits but adjacent to it and currently in
unincorporated areas represents another opportunity for the Town. The
opportunity is to seek annexation of those lands, if the Town and property
owner(s) so choose, which then allows the Town the ability to exercise its
planning and zoning controls over the land. This is possible in the following
areas:
1. The State Land located at the northeast boundary of Fountain Hills which
is approximately 1,300 acres.
2. The MCO Properties parcel, known as Crestview and which is
approximately 342 acres, north of Shea Boulevard and north of the Eagle
Mountain Development.
Town of Fountain Hills General Plan 4-10 March 12, 1998 DRAFT
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3. The MCO Properties parcel, known as Eagle Ridge is currently within the
jurisdiction of the City of Scottsdale (only if the property owner and the
City of Scottsdale agree to de-annex the parcel in the future).
4. McDowell Mountain Regional Park.
The major unplatted or undeveloped areas within the Town of Fountain Hills
General Plan area are listed below with a brief description of what planning has
occurred to date. These areas are listed by location in a clockwise direction from
southeast to northeast and are shown on Exhibit 5.
• Firerock Industrial Area
Currently unplatted industrially zoned acreage adjacent to Shea Boulevard on the
north and adjacent to the existing Firerock Industrial Park area on the south, and
the Firerock Country Club area to the west. This site is generally suitable for
large users.
• Firerock Country Club
•
The Firerock Country Club area is located south of Shea Boulevard, east of the
Eagle Mountain Development and west of the developed Firerock Residential
Area in the southeast corner of the Town. This area is designated for Single-
FamilyNery Low and Single-Family/Low land uses.
Westridge South
Approximately 100 acres located south of the Westridge Village subdivision,
north of Shea Boulevard. This area includes 1 O acres abutting Palisades
Boulevard and located above the 1,920-foot contour elevation, which is
designated for Lodging land uses. The remainder of the area is designated for
Single-FamilyNery Low land uses.
• Summit Estates
A 342 acre master plan was approved by Maricopa County in 1986. This area is
not within the Town limits, but is within the General Plan study area. This area
was planned primarily as residential with the County stipulating that access to
Scottsdale not be provided other than by Shea Boulevard.
• Eagle Ridge
An approximately 300 acre parcel which was annexed into Scottsdale by the
property owners at the time, and currently is not part of Fountain Hills. The
property has since been returned to the ownership of MCO Properties. In May of
1989, the City of Scottsdale approved a plan for this parcel which includes a
resort use, commercial and residential uses.
Town of Fountain Hills General Plan 4-11 March 12, 1998 DRAFT
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•
•
•
•
•
•
Copperwynd
In 1997 the Town approved the development of a lodging/tennis facility that
would contain 25 casitas, eight tennis courts and a restaurant, in addition to a
preliminary plat and rezone for up to 108 condominium units.
Eagle Ridge North
The Future Land Use Plan Map has identified that all lands above the 2,240
elevation in Section 6 of the Town should remain as undisturbed open space.
Presently no plans have been approved for this area.
Eagles Nest
The Future Land Use Plan Map has identified that some lands above the 2,300
elevation in Section 7 of the Town should remain as undisturbed open space.
Presently no plans have been approved for this area.
State Land Parcel
An approximately 1,300 acre parcel located northeast of the existing community,
but not within the Town Limits. The topography maybe suitable for development.
However, the Town strongly supports prerserving the lands as undisturbed open
space and designates this land as open space on the Future Land Use Plan
Map. The road to McDowell Mountain Regional Park and Rio Verde, and beyond
to Pinnacle Peak traverses this parcel primarily on the south and eastern
portions.
Lakeside Village
There are approximately 135 acres of unplatted, undeveloped land located north
and east of Fountain Park. Presently no plans have been approved for this area.
The Plan designates this area for Single-Family/Medium land uses.
Town Center
All of the undeveloped land located west of La Montana Boulevard and east of
Fountain Hills Boulevard, between El Lago Boulevard and south of Palisades
Boulevard will be subdivided by the end of 1997. Commercial and multi-family
uses are expected to develop in this area. The remainder of the Town Center
area, including the southern portions of Plat 208, should develop into office/retail
and multi-family uses. The land south of the Village Bazaar, known as the well
site, is designated for, and should be developed with lodging uses.
Town of Fountain Hills General Plan 4-12 March 12, 1998 DRAFT
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• Undeveloped School Sites
The Hawk school site, located on Hawk and Arroyo Vista Drives, the El Lago
school site, located between El Lago Boulevard and Cavern Drive, and the
Aspen school site, located southwest of Aspen Drive and north of Sierra Madre
Drive, are all undeveloped lands that could be developed. If any of these sites
are sold by the school district, they may be developed according to the base
zoning district of the site. To date there are no development plans for any of
these sites.
• Infill Parcels
There are undeveloped parcels, both platted and unplatted, within the Town.
These parcels are smaller than those listed previously, but represent significant
infill potential for new development.
2. Constraints
• Topography
The most obvious constraint the Town of Fountain Hills has, is also its
greatest asset -the topography. Fountain Hills contains a variety of steep
slopes, which need further study as development occurs to properly
integrate development.
Town of Fountain Hills General Plan 4-13 March 12, 1998 DRAFT
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TOWN OF FOUNTAIN HILLS GENERAL PLAN Exhibit 5
SCOTTSDALE
TOWN LIMITS
GENERAL PLAN LIMITS
SCOTTSDALE
0
NORTH 0 0.25 0.5 1.0
SCALE OF MILES
Town of Fountain Hills General Pion
MCDOWELL MOUNTAIN PARK
EAGLE RIDG
SUMMIT
ESTATES
SALT RIVER PIMA MARICOPA INDIAN RESERVATION
4-14
LEGEND
D
D
D
POTENTIAL UNPLANNED
ANNEXATION AREAS
PLANNED AREAS
CURRENTLY BEING DEVELOPED
UNPLANNED AREAS
Major
Planning Areas
Morch 12, 1998 DRAFT
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• Drainage
Earthen dams have been constructed in natural washes to integrate
drainage with the natural terrain. Drainage review on each lot takes place
when building permits are reviewed so that drainage across adjoining lots
is avoided. A major drainage study was completed in 1995 and has
delineated flood hazard areas. Properly incorporated drainage facilities
will help Fountain Hills develop without flood hazards.
• Boundaries Of Incorporation
Fountain Hills is bordered by:
•
• Fort McDowell Mohave-Apache Indian Community on the east
• Salt River Pima -Maricopa Indian Community on the south
• City of Scottsdale on the western boundary except for the 342
acre County island known as Crestview.
• Maricopa County McDowell Mountain Regional Park on the north
except for the 1,300 acre State Land parcel.
Since these communities have little reason to shift their boundaries,
Fountain Hills will probably remain its present size in the foreseeable
future with the possible exception of the state lands and minor county and
City of Scottsdale adjustments due to future annexation.
Regional Access
Fountain Hills is located on the northeastern edge of the Phoenix
metropolitan area. New highway expansion projects such as the
widening of Shea Boulevard, along with the development of the Pima
Freeway and Red Mountain Freeway will allow easier access from
Fountain Hills to the Phoenix metropolitan area. In terms of accessibility
from the Phoenix metropolitan area;
• The Town is served by two access routes to central metropolitan
Phoenix: Shea Boulevard and State Route 87 (Beeline Highway).
• There is one direct access route to Mesa and other east valley
locations (via south on State Route 87). An indirect route is north
on State Route 87 to the Saguaro Lake access road and
continuing on Usery Pass to Apache Junction.
• There is one route north out of Fountain Hills to Rio Verde and
northeast Scottsdale (McDowell Mountain Road to Dynamite
Boulevard).
Town of Fountain Hills General Plan 4-15 March 12, 1998 DRAFT
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D) Existing Land Use Assessment
The assessment of Existing Land use as indicated on Table 4-1 shows the
quantification of land uses within the Town. As indicated, approximately 43% of
the total of land area is developed.
In order to determine the amount of land that may be required to support future growth of the
Town of Fountain Hills through the year 2012 , a reasonably accurate range of population
projections must be secured, as presented in Tables 4-6 and 7-3. The Economic Development
Existing Conditions Analysis includes projections for the future residential, commercial,
employment and public facilities land use needs. A reasonable understanding of future land
needs will guide the Town in its application of appropriate growth management strategies, land
use and development regulation and capital improvements budgeting to adequately service the
Town's continued growth.
1. Residential Population Forecast
Population projections were prepared for the Town of Fountain Hills, through the
Year 2012. The total future permanent resident population is estimated to be a
total of 27,904 people by the year 2012. At Buildout, the total future permanent
resident household population is estimated to be a total of 29,256 people.
Town of Fountain Hills General Plan 4-16 March 12, 1998 DRAFT
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Development Category Jan-9s Jan-99 Jan-00 Jan-01 Jan-02
Existing, Undeveloped SF 245 238 238 Production Lots
Existing, Undeveloped SF
Custom Lots • • 160 142 142 124
' Future SF Production Lots 55 54 54 ,.
' Future SF Custom Lots 125 -:
Multi-Family Infill Units 115 92 84 77
Planned Multi-Family • 600 385 360 360 Projects
" Total Single-Family Units 5841 6246 ,, f. , . 6681 7115 7418
Single-Family Annual 6.93% 6.96% 6.50% 4.26% Growth%
Slngle-~amily Population,* 13142 14054 15032 16009 16691
<
Total Multl-Family Units 2567 3282 3759 4203 4640
Multi-Family Annual 14.53% 11.81% 10.40% Growth%
Multi-Family Population ** 3812 4874 5582 6241 7350 1
Total Units · 8408 9528 10440 11318 12058
;
Total Units Annual Growth 9.57% 8.41% 6.54%
Total Population 16954 18927 20614 22250 24040
Table 4-5
Dwelling Unit and Population Projections, 1998 -Buildout
Data as of January 1, 1998
, .. ,
Ja~s ti tl
Jan-03 ·• ~Jan-04 Jan-06 •, '.11Jan-07 Jan-08 Jan-09 Jan-10 Jan-11 Jan-12 .. , y rl ,. ' ··•
124 106 106 88 88 70 70 70 54 54
96 86 77 67 57 57 48 48 38 38
69 61 54 46 38 31 31 23 23 15
7638 7830 8013 8168 8313 8440 8558 8676 8768 8860
2.97% 2.51% 2.34% 1.93% 1.78% 1.53% 1.40% 1.38% 1.06% 1.05%
17186 17618 18029 18378 18704 18990 19256 19521 19728 19935
4709 4770 4824 4870 4908 4939 4970 4993 5016 5031
1.49% 1.30% 1.13% 0.95% 0.78% 0.63% 0.63% 0.46% 0.46% 0.30%
7459 7556 7641 7714 7Tl4 7823 7872 7909 7945 7969
12347 12600 12837 13038 13221 13379 13528 13669 13784 13891
2.40% 2.05% 1.88% 1.57% 1.40% 1.20% 1.11% 1.04% 0.84% 0.78%
24645 25173 25670 26092 26479 26813 27128 27430 27673 27904
Jan-13 Jan-14 Jan-1'5 Jan-16 Jan-17 Jan-18 Bulldout
i
!~Total
721
53 36 36 36 18 18 175 1770
163
29 29 19 19 19 10 98 960
8 767
1705
8942 9007 9062 91 17 9154 9182 9455 9455
0.93% 0.73% 0.61% 0.61% 0.41% 0.31% 2.97%
20120 20266 20390 20513 20597 20660 21274 21274
5039 5039 5039 5039 5039 5039 5039 5039
0.16% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00%
7982 7982 7982 7982 7982 7982 7982 7982
13981 14046 14101 14156 14193 14221 14494 14494
0.65% 0.46% 0.39% 0.39% 0.26% 0.20% 1.92%
28101 28248 28371 28495 28578 28641 29256 29256
Notes: Future development on the State Land northeast of Fountain Hills may yield as much as 700 single-family dwelling units if developed under existing zoning. These units are not included in this projection.
* Assumes a 10% vacancy rate and 2.5 people per single-family unit.
** Assumes a 25% vacancy rate from 1998-2001, 20% thereafter, and; 1.98 people per multi-family unit
Town of Fountain Hills General Plan 4-17 March 12, 1998 DRAFT
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19901 '
1995 1
1998
2000
2005 ...
2010 ·
2012
Table 4-6
Projected Dwelling Unit, Vacancy, and Population Growth
For Fountain Hills
1990 -Buildout
'SF'DU's: Sf. Na~nt "r :-: • ·:-. .. ·: . ,, ~-~;,:,-:·::·; MF Vacant"-;\.,' .,•· ·, :-v: • :~-; --,\:,;,, ... '"'~., -' l -•~
·--· Units _SF Pop. MFDU's' ' Units
,.-,.:-."
MF Pop. Total DU's Total Pop
3330 401 7714 1731 688 2316 5061 10030
4888 492 10994 2170 581 3152 7058 14146
5841' 584 4 13142 2567 ~ 642" 3812 8408 16954
6681 668 15032 3759 940 5582 10440 20614
8013 801 18029 4824 965 7641 12837 25670
8676 867 19521 4993 998 7909 13669 27430
8860 886 19935 5031 1006 7969 13891 27904
Buildout 9455 946 21274 5039 1008 7982 14494 29256
Notes:
1 1990 and 1995 data taken from U. S. Census Bureau.
2 Reduction in single-family and sharp increase in multi-family units caused by differing unit type
classification methodology used by Town.
3 Multi-family vacancy rates for 1997 and 2000 assumed to be 25%.
2005 buildout assumed to be 20%.
4 Single-family vacancy rates from 1997 to buildout assumed to be 10%.
5 Vacant units include seasonal, occassional, recreationally-occupied units.
2. Land Use Forecast
An estimate of the total required acreage to accommodate the future population of the Town of
Fountain Hills through the Year 2012 can be calculated utilizing the population forecasts
presented. These land use estimates should be utilized in evaluating development proposals to
guide and manage the community to ensure development quality, and to provide for the
appropriate extension of public infrastructure and expansion of public facilities.
Residential land use forecasts are computed by calculating the number of households required to
accommodate the future population and the average development densities of desired housing
types. The average number of persons per resident household in Fountain Hills is assumed to be
2.50 for single-family and 1.98 for multi-family dwelling units through the year 2012.
Table 4-7 presents the existing number of dwelling units and the additional number of housing
units to accommodate the forecasted Year 2012 population.
Town of Fountain Hills General Plan 4-18 March 12, 1998 DRAFT
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Table 4-7
Forecasted Residential Unit Growth
Town of Fountain Hills, 1998 -2012
2012 13,891
1998 8,408
Number of New Dwelling Units By 2012 5,483
Source: Town of Fountain Hills, January 1998
Table 4-6 summarizes the forecasted population increases within the next 15 years due to the
projected type of new dwelling units built during that time period. The percentage of single-family
detached and multi-family units are based upon an assessment of the historic and existing
housing mix and projected land usage and development until the year 2012. The projections
recognize the community's goal to provide the potential to include higher density residential in the
Town Center area, and the community's desire for the residential character to remain lower
density overall, with the probability of very low densities located in the western and southern
sections of the Town, due to implementation of the hillside protection regulations of the
Subdivision Ordinance, and where the need for environmental sensitivity is the greatest.
An evaluation of Tables 4-5 and 4-6 in comparison to Table 4-1, indicates that generally enough
residentially-designated lands exist in all residential land use categories to support the forecasted
growth through the Year 2012. Of the approximately 6,632 net developable acres currently
zoned for single-family residential use (0-4.5 DU/AC), 2,490 net acres are developed. Therefore,
the capacity based on zoning is for approximately 4,142 total net acres with a projected need in
Year 2012 of 2,336 additional net acres (based on population projections and average density
assumptions. There are approximately 576 developable acres of land currently designated for
multi-family (medium and high) residential development (4-12 DU/AC), and 393 acres or 68% are
currently developed. This percentage does not include the areas in the Town Center area that
are currently commercially-zoned, but where as many as 387 multi-family dwelling units are
expected to be built. In summary, although all undeveloped zoned lands cannot necessarily be
assumed to be developed to their highest use due to a variety of potential constraints (e.g.
physical, environmental, access) there appears to be more than enough residentially-zoned land
in Fountain Hills to support forecasted housing needs through the year 2012. The history of
development in Fountain Hills has been such that land has been platted at a lower density than
the minimum lot size permitted in the respective zoning classifications.
Town of Fountain Hills General Plan 4-19 March 12, 1998 DRAFT
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Table 4-8
Estimated Net Residential Land Use Needs
Town of Fountain Hills, Year 2012
''.Single .. Family" 69.5 63.8 3019 2.48 1217.34
:\. • Detached • ...
. ·~Single.:Family
'Attached ·-
8.1 5.9 140 3.52 39.77
'~i .,:{duplex) •• '..,
·Multi-Family or ,
--. Other
• : Residential , ·
Notes:
22.4 30.3
100 100
2,324 6.72 345.83
5483 1602.94
1Represents existing density for each land use category. DU/AC= Dwelling Units/Acre
2 Represents net developable acreage areas (excludes road rights-of-way and open space).
Source: Town of Fountain Hills, January 1998.
--Table 4-9
Estimated Residential and Commercial Land Needs
Town of Fountain Hills, Year 2012
• .. :Land·Use Categories.•¥: .. ;.,,,,,i.'Net Acres-_; .'·\ Percentage ·_.,
Residential 4354 1 94.2
Commercial 245 ~ 5.3
Business Park 26 J 0.5
1 Assumes same average land area per residential unit as in January, 1998.
2 Assumes same rate of commercial land development per FH resident as existed in January, 199
3 Assumes same rate of industrial land development per FH resident as existed in January, 1998.
Source: Town of Fountain Hills, January 1998
Town of Fountain Hills General Plan 4-20 March 12, 1998 DRAFT
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An evaluation of Table 4-2 in comparison to Table 4-9 also indicates that no increase in
commercially or industrially-zoned lands will be required to fulfill the 133.5 net acres
needed as projected through the planning horizon year 2012. Of the approximately 388.5
net acres zoned for commercial and retail uses, approximately 150.2 net acres are
currently developed. Therefore, the capacity based on zoning is for approximately 238.5
net acres, with a projected need in Year 2012 of approximately 116.25 net acres. Of the
approximately 133 net acres zoned for industrial uses, approximately 15.9 net acres are
developed. Therefore, the capacity based on zoning is for 117.1 net acres with a projected
need in Year 2012 of approximately 17.25 net acres. Section 4.4 discusses this
recommendation in more detail.
4.2 PROBLEM IDENTIFICATION
There are several areas in which the Fountain Hills General Plan is focused to alleviate potential
conflicts and imbalance in the Land Use issue area. The following issues or potential problems are ones
the plan has sought to address. These are not listed in any order of priority.
A)
B)
C)
D)
E)
F)
G)
Imbalance of commercially zoned land relative to projected need
Imbalance of industrially zoned land relative to projected need
The need to maintain environmental controls such as the existing hillside
and land disturbance ordinances
The lack of mixed use development in the Town Center
Integration of existing commercial areas
The need for an entry statement for Fountain Hills
The need to address random pattern of commercial development
Each of these potential problem areas are discussed below, and are interrelated to other individual
Elements of the General Plan.
A) Imbalance of Commercially zoned land relative to projected need:
The projected demand for commercially zoned land by 2012 is approximately 116.25
additional net acres beyond the estimated 150.2 net acres developed in 1997. With a
total of approximately 388.5 net acres of commercially zoned land existing in 1997, there
will be a potential surplus of 122.05 net acres in 2012. The Town should rezone some of
the commercially-zoned land to more appropriate zoning districts.
B) Imbalance of Industrially zoned land relative to projected need:
The projected demand for industrially zoned land is for approximately 17.25 net additional
acres beyond the estimated 15.9 net acres developed in 1997. With approximately 133
net acres of industrially zoned land in 1997, there is a potential surplus of approximately
100 net acres in 2012. The industrial acreage should either be retained for potential
unknown and unforcasted industrial users or rezoned to more appropriate zoning districts.
Town of Fountain Hills General Plan 4-21 March 12, 1998 DRAFT
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C) The need to maintain environmental controls such as the existing hillside and land
disturbance ordinances:
Fountain Hills is located in the eastern foothills of the McDowell Mountains, and as such
enjoys a tremendous scenic and unique topographic character unlike most metropolitan
Phoenix communities. Poorly designed developments could have a severe negative
impact on the Town's quality of life by destroying these areas. The Town should maintain
its carefully-considered environmental controls, such as the land disturbance regulations
of the subdivision and zoning ordinances, which protect the environmental resources of
this community.
D) The lack of mixed use development in the Town Center:
E)
Fountain Hills is unique for many reasons, one of which relates to the foresight of early
community planners to reserve an area at the center of the Community for a Town Center
or central business district. The reality is in 1997 we have the benefit of looking back over
the last 25 years and projecting forward at least for the next 15 years. The Town Center
has been a struggle at best, attempting to find viable commercial uses, proceeding with
individually owned developments without an overall thematic continuity. The Town should
clarify its commitment to the Town Center and address various needs. Study should be
given to potential mixed use components and the functional needs such as parking,
landscape, requirements, retail deliveries, etc.
Integration of existing commercial areas:
The Saguaro Boulevard entry experience from Shea Boulevard to Palisades Boulevard
needs to be coordinated in landscape, building and signage continuity to reinforce a
positive image. Its current image of a random linear commercial strip does little to
enhance the community. The fact that the majority of this area is in a multitude of
individual ownership makes the task all the more difficult. The Town in its long range
planning efforts should conduct a corridor study to address the issues related to infill of
this area, potential reuse or alternative uses for the commercially-zoned land, and develop
a thematic continuity for the overall appearance. The end results of the study should
allow the property owner to begin to take steps to implement corrective changes as they
make individual improvements to their own property.
F) The need for an entry statement for Fountain Hills:
Shea Boulevard represents the front door to Fountain Hills at three locations. Additionally,
Fountain Hills Boulevard is the front door for visitors entering from the north (Rio Verde).
These points of ingress to the community should be celebrated and create the first
impression of "welcoming" to this beautiful community. The Town should continue to
participate in studies and develop entry monumentation, signage or other techniques with
private landowners to create a sense of arrival, and add to the image of the community.
Town of Fountain Hills General Plan 4-22 March 12, 1998 DRAFT
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G) The need to address random pattern of commercial development:
The overabundance of commercially zoned land in Fountain Hills has allowed commercial
development to take place on a sporadic basis. Because the commercially zoned areas
have been developed largely through land sales programs, Fountain Hills lacks a
cohesiveness in its commercial core. Not only is the commercial development in Fountain
Hills over large tracts of land and in different geographic locations, but the type of
development is diverse. The area projected as being the downtown area is having to
compete with two retail shopping centers for specialty retail shops. The size of lots and
the land development scheme of the various commercial areas has provided a diversity of
development opportunity beyond the ability of the Town to support in terms of total
acreage necessary to provide such diversity. The Town needs to develop greater
continuity with its overall commercial development. It is the Town's policy to encourage
the overall reduction of commercially zoned land so new commercial development will infill
into the areas designated for commercial development. Any proposed rezone which
would create more commercially zoned land should be denied until the Town Center
commercial area is developed.
Town of Fountain Hills General Plan 4-23 March 12, 1998 DRAFT
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4.3 VISIONS, GOALS, AND OBJECTIVES
The Vision Statement, Goals and Objectives developed by the community for the Town of Fountain Hills
are presented below.
Vision: Maintain a small town community character which sensitively allocates land for future
development in all land uses, and provides for preservation of the flora and fauna of the Sonoran Desert
which characterizes Fountain Hills' quality of life.
Goal 1.0 Promote Fountain Hills as a place to live, work and play surrounded by the natural
Sonoran desert.
Objective 1.1 Concentrate commercial development in the Town Center area, within a defined scale,
appropriate character and design theme.
Objective 1.2 Maintain mixed residential land uses with provisions for an employment base, and daily
retail and service needs.
Objective 1.3 Reinforce neighborhood identities and their relationship to the whole Community.
Goal 2.0 Provide sensitive integration of the man-made environment with the natural
environment.
Objective 2.1 Encourage a reasonable balance between open space and developed areas to maintain
the openness of Fountain Hills.
Objective 2.2 Continue to require a landscape character which is colorful and lush in appearance, but is
respectful of the Sonoran Desert setting and prohibits high potable water using or pollen
generating plant material.
Objective 2.3 Encourage energy efficient development which compliments the surroundings in which it
will exist.
Objective 2.4 Develop environmental standards which are specific to each unique area within the whole
community and create an effective enforcement system.
Objective 2.5 Identify environmentally sensitive areas and create density and hillside transfer guidelines
appropriate to varying environmental conditions. Implement the Hillside Protection
regulations in the Subdivision Ordinance to preserve as much undisturbed hillside land as
possible throughout the Town.
Objective 2.6 Encourage development if it includes the preservation of environmentally sensitive areas.
Town of Fountain Hills General Plan 4-24 March 12, 1998 DRAFT
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Objective 3.1 Encourage residential development which allows for a diversity of housing types which
attracts diverse age groups, both seasonal and full time residents, and accommodates a
range of income levels.
Objective 3.2 Establish adequate provisions within all new development areas for all potential
community service needs, including but not limited to sites for schools, public safety, utility
provisions, and recreational needs.
Objective 3.3 Identify appropriate industrial uses compatible with the location of the Industrial Park and
the adjacency to residential development.
Objective 3.4 Encourage individual mixed use developments in the Town Center area with a range of
uses within each where higher density housing, retail and commercial office, institutional,
cultural and recreational uses can co-exist and promote a pedestrian environment.
4.4 PLANNING RECOMMENDATIONS
The Land Use Plan has been prepared based on the Vision Statement, Goals and Objectives, meshed
with the community's input into various alternative land use scenarios. These alternative scenarios were
presented to the community in six critical areas:
• Residential Growth and Development
• Commercial and Industrial Growth and Development
• Community-Wide Circulation and Improvements
• Parks, Trails and Open Space
• Special Community Elements
• Local and Regional Cooperation
The overall community input was combined with the results of the 1992 Town Hall, and the forecasts
presented in the Economic Development Element to establish the basis for the Land Use Plan. The
Land Use Plan, along with the Town's revised Zoning and Subdivision Ordinances, will be utilized by the
Planning and Zoning Commission and Town Council to review and consider development proposals as
well as establish open space preservation priorities through the year 2012.
The Planning Recommendations for the Land Use Element are presented in the following six areas:
A) Land Use Principles
B) Land Use Plan
C) Land Use Definitions
D) Residential Land Use Guidelines
E) Service/Employment Area Land Use Guidelines
F) Additional Land Use Guidelines
Town of Fountain Hills General Plan 4-25 March 12, 1998 DRAFT
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A) Land Use Principles
The following generalized Land Use Principles should be utilized to determine the future specific
locations of land uses that are generally indicated on the land use plan. They are also focused
on promoting orderly and cost efficient development and perhaps most importantly, to preserve
the character and beauty of the Town.
1. Preserve the unique natural and scenic resources of Fountain Hills, while accommodating new
residential and non-residential growth in an orderly and environmentally sound manner.
2. Protect and preserve existing neighborhoods from incompatible adjacent land uses, inappropriate
infill and the potential adverse effects of major capital improvements.
3. Encourage the location of new residential land uses in infill areas that have existing or planned
infrastructure (water, sanitary sewer, roads), and proximity to shopping facilities, recreation and
community services.
4. Locate medium or high-density, multi-family residential land uses in infill areas that have existing
or planned infrastructure; direct proximity to shopping facilities, recreation, and community
services; and proximity to collector or arterial roadways. Encourage appropriate higher density
residential development and lodging uses within the Town Center area.
5. Promote the development of a diversity of residential densities throughout the Town with:
• Very low densities (.025-1 DU/AC) located in steeply-sloping and undisturbed areas .
• Low densities (1-2 DU/ AC) located adjacent to steeply-sloping and undisturbed areas,
respecting the varying land forms and environmental assets (e.g., vegetation, wash
corridors).
• Medium density (2-4.5 DU/AC) neighborhoods developed in a high quality manner,
respecting environmental assets, and buffered from any incompatible uses or major
transportation corridors.
• Higher densities (4-12 DU/AC) developed in a high quality manner in a campus like
setting (e.g. provision of open space, extensive native landscaping, controlled signage,
integrated internal circulation systems) with excellent transportation and community
facilities access, and potentially used as a buffer between lower density residential uses
and non-compatible uses.
6. Locate future commercial retail or office uses within the Town Center area which offers good
access via the arterial street system and is near the focal areas for community recreation and
events.
7. Transition from the current pattern of linear commercial development along Saguaro Boulevard
and encourage mixed use commercial nodes within existing commercially-designated areas.
Town of Fountain Hills General Plan March 12, 1998 DRAFT
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Areas designated for Government/Utility land uses include such community facilities as proposed
municipal uses and a variety of other public/semi-public or private utility facilities.
The Open Space land use designation denotes areas targeted for the eventual permanent
preservation or conservation of open space including but not limited to any privately owned wash
areas, Town-controlled Hillside Protection Easement areas, "OSR" zoned areas or any other
publicly-owned open space lands intended for conservation. In addition, existing or proposed
park or golf course locations are designated as such.
Town of Fountain Hills General Plan 4-28 March 12, 1998 DRAFT
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TOWN OF FOUNTAIN HILLS GENERAL PLAN Exhibit 6
UCOOIIEI.LIM)JilNffN't. ·-··,·-··-··--·
I
i□ ---
! -
§ I
l
!
INUllt'Ol>.IID
0
NORTH 0 0.25 0.5 1.0
SCALE Of MILES
Town of Fountain Hills General Plan 4-29
LEGEND
_,_......... CORPORA TE LIMITS
SECTION LINE
LAND USE DESIGNATION
SINGLE FAMILY /VERY LOW (SF /VI..)
SINGLE FAMILY /LOW (SF /L)
SINGLE FAMILY/MEDIUM (SF/M)
MULTI-FAMILY/MEDIUM (MF /M) -MULTI-FAMILY/HIGH (MF /H)
MIXED USE (MU)
I I OFFICE (0) -GENERAL COMMERCIAL/RETAIL (C/R) -LODGING {L)
INDUSTRIAL (I)
I I UTILITY (U) -GOVERNMENT {G)
I I SCHOOL (S) -PARK {P)
I I GOLF COURSE (GC) -OPEN SPACE ( OS)
DENSITY RANGE
.025-1.0 DU/AC
1-2 DU/AC
2-4.5 DU/AC
4-8 DU/AC
8-12 DU/AC
Future Land Use Plan
March 12, 1998 DRAFT
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C) Land Use Definitions
The following provides detailed descriptions of the proposed uses in each land use
category, along with general criteria for development, where applicable. Reference
should also be made to Section 4.4.0 for guidelines which should be used in developing
these land uses.
The Residential Uses Include:
1. Single-FamilyNery Low Density Residential (.025-1 DU/AC)
The Single-FamilyNery Low Density Residential category denotes areas where rural and single-
family residential development is desirable and urban services (sanitary sewer, water, law
enforcement, fire protection, schools, parks, etc.) are available or can be provided.
2. Single-Family/Low Density Residential (1·2 DU/AC)
3.
4.
The Single-Family/Low Density Residential category denotes areas where single-family
neighborhood residential development is desirable and all urban services are available or can be
provided.
Single-Family/Medium Density Residential (2-4.5 DU/AC)
The Single-Family/Medium Density Residential category denotes areas where single-family
neighborhood residential development is desirable and all urban services are available or will be
provided. Lot sizes less than 8,000 square feet are allowed if as part of a clustered concept with
open space provisions as called for in section 4.4.D.
Multi-Family/Medium Density Residential (4·8 DU/AC)
The Multi-Family/Medium Density Residential category denotes areas where higher density
attached residential uses, such as duplexes and townhouses, are desirable and all urban
services are available. Suitability for development, will be determined in part, based on
transportation access (arterial roadway and public transit), existing land use patterns, public
infrastructure capacity and suitable topography.
5. Multi-Family/High Density Residential (8.0-12.0 DU/AC)
The Multi-Family/High Density Residential category denotes areas where higher density
residential uses such as multi-story apartments and specialty residential are desirable and all
urban services are available. Suitability for development, will be determined in part, based on
transportation access (arterial or collector roadways and public transit routes, existing land use
patterns, public infrastructure capacity and suitable topography. Its use is very limited in the
Town.
Town of Fountain Hills General Plan 4-30 March 12, 1998 DRAFT
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The Service/Employment Uses include:
6. General Commercial/Retail
The General Commercial/Retail category includes areas providing for the sale of convenience
goods (food, drugs and sundries) and personal services which meet the daily needs of a multi-
neighborhood trade area.
7. Office
The Office category includes areas where general and professional offices have been historically
developed. Future development of Office uses should be targeted for mixed use projects within
the Town Center between existing developed commercial areas, and as a buffer to residential
areas from commercial or industrial uses.
8. Lodging
9.
10.
The Lodging category includes areas where tourist-oriented low-density lodging and resort uses,
possibly including minimal supportive retail and restaurant uses, should be developed in Fountain
Hills. Higher density and multi-story hotels, motels and resorts should continue to be located only
in areas designated for Mixed Use or General Commercial/Retail.
Mixed-Use
The Mixed Use area denotes the Town Center area where a mix of commercial, retail, office, high
density residential, municipal, civic, recreational, cultural, institutional, parking, lodging, and
religious facilities are all desired to be located. The mix of uses should be mutually supportive
and reinforce the notion of a Town Center.
Industrial
The Industrial category includes areas where mixed general office, warehousing, light industrial
uses have been historically developed. Future development of Business Park uses should be
targeted for the existing areas and for sites with potential visual exposure to Shea Boulevard.
The Municipal/Institutional Uses Include:
11. Government
This category includes the future location of the Civic Center/Town Hall, emergency service
providers and the Post Office.
12. Utility
This category includes the areas for waste water treatment facilities, water storage reservoirs and
tanks, well sites, telephone company sites, electric substation sites, etc. All sites are existing and
no additional areas are designated at this time.
Town of Fountain Hills General Plan 4-31 March 12, 1998 DRAFT
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13. Schools
This category includes land where existing public schools are located, but does not include
undeveloped School District-owned property.
The Open Space/Recreational Uses Include:
14. Parks
This category includes both existing or planned community parks, and privately-owned parks and
subdivision recreation areas. In some cases the future parks are general in location subject to
final location during specific area planning.
15. Open Space
16.
This category includes the majority of all drainage corridor/wash areas and dedicated or proposed
open space areas within and outside the Town of Fountain Hills. It is the intent of the Fountain
Hills General Plan that these proposed, but undedicated open space areas will remain as
permanent open space with joint cooperation between the Town, the property owners, various
community groups and individual volunteers to preserve and maintain these areas. Locations
identified on the Land Use Plan are strict delineations of preserved or protected open space, and
of proposed open space areas.
Golf Courses
This category includes areas for golf courses including supportive functions such as maintenance
facilities, club houses, parking, and supportive retail.
D) Residential Land Use Guidelines
The following guidelines shall aid in governing all land use planning which pertains to the
development of land designated as residential on the Land Use Plan.
1. Allowable Residential Densities*
Residential -Single-FamilyNery Low Density:
Residential -Single-Family/Low Density:
Residential -Single-Family/Medium Density:
Residential -Multi-Family/Medium Density:
Residential -Multi-Family/High Density:
.025 -1.0 DU/AC
1.0 -2.0 DU/AC
2.0-4.5 DU/AC
4.0 -8.0 DU/AC
8.0 -12.0 DU/AC
* Density bonuses above 12.0 DU/AC but not greater than 25 DU/AC are possible with special
site design considerations, (e.g. community facilities, open space dedications or trail
development, substantial site amenities, quality design and landscape standards), generally in
the Town Center area or planned unit development projects however, existing development
standards are not normally compatible with densities greater than 12 DU/AC.
Town of Fountain Hills General Plan 4-32 March 12, 1998 DRAFT
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2. Residential Land Use Guidelines
The following guidelines are focused on a desire to permit creativity in site planning that protects
the environment while still maintaining the lower density residential character of the town.
• Single-FamilyNery Low Density Residential (.025-1.0 DU/AC)
Within any particular development, net densities greater than 1.0 DU/AC (cluster
development) could be permitted in concentrated areas to direct development away from
more environmentally sensitive portions of a total site, but only if areas of lower densities
offset the increase such that a gross density of no more than 1 DU/AC is maintained.
• Single-Family/Low Density Residential (1.0-2.0 DU/AC)
•
•
•
Within any particular development, net densities greater than 2.0 DU/AC could be
permitted in concentrated areas to direct development away from more environmentally
sensitive portions of a total site, but only if areas of lower densities offset the increase
such that a gross density of no more than 2.0 DU/AC is maintained.
Single-Family/Medium Density Residential (2.0-4.5 DU/AC)
Within any particular development, net densities greater than 4.5 DU/AC could be
permitted in concentrated areas to direct development away from more environmentally
sensitive portions of a total site, but only if areas of lower densities offset the increase
such that a gross density of no more than 4.5 DU/AC is maintained.
Multi-Family/Medium Density Residential (4.0 -8.0 DU/AC)
Within any particular development, net densities greater than 8.0 DU/AC could be
permitted in concentrated areas to direct development away from more environmentally
sensitive portions of a total site but only if areas of lower densities offset the increase such
that a gross density of no more than 8 DU/AC is maintained. Any increase in such density
must be accompanied by enhanced site amenities and/or extra-ordinary dedications for
open space preservation, parks or trails.
Multi-Family/Medium Density Residential will be particularly encouraged for development
in the Town Center area between existing developed residential and commercial areas.
These transition zones between existing developed areas should be developed with
exceptional design, enhanced site amenities, extraordinary landscaped setbacks from
collector roadway corridors and limited access to the arterial roadway corridor.
Multi-Family/High Density Residential (8.0 -12.0 DU/AC)
The development of Multi-Family/High Density Residential will be particularly encouraged
in the Town Center area between existing residential and commercial areas or as buffers
to lower density residential areas located along arterial roadway, or adjacent to
commercial areas. These transition zones between existing development areas should be
developed with exceptional design, enhanced site amenities, extraordinary landscaped
setbacks from the roadway corridor and limited access to the arterial roadway corridor.
Town of Fountain Hills General Plan 4-33 March 12, 1998 DRAFT
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• Density/hillside transfers may occur anywhere within the Town of Fountain Hills that
permits residential development, and are not limited to specific parcels, planning areas
and/or zoning categories.
E) Service/Employment Area Land Use Guidelines
The following guidelines shall aid in governing all land use planning pertaining to the development of land
designated Service/Employment category on the Land Use Plan.
Land use activities in areas designated Service/Employment may include all commercial service, retail,
lodging, professional office, business park, public/semi-public facility uses, and multi-family residential
development if within the Town Center area.
1. Commercial/Retail
2.
3.
Future development of retail facilities (those serving a population of 4,000 to 8,000 people located
within a service area with a one to two mile radius) should be limited to the existing sites and
those areas designated on the Land Use Plan Map.
Office
Future development of office uses should be targeted for mixed use projects within the Town
Center area, between existing developed residential and commercial or industrial areas as a
butter. These buffer zones between existing developed areas should be planned with exceptional
site design, enhanced site amenities, extraordinary landscaped setbacks from the roadway
corridor and limited access to the arterial roadway corridor.
Mixed Use
To help sustain the existing commercial uses within the Town Center, and promote revitalization
of this area, the mixed use area will allow a variety of uses as described in the land use
definitions. Particular attention should be given to targeting medium and small size businesses in
this. Uses that promote day and evening activities are especially desired. Residential uses
within the mixed use area should be high density, and potentially locate commercial or office uses
on their lower floor.
4. Lodging
Proposed sites should be planned with property buffers provided to adjacent uses and should
meet the following criteria:
Provide direct or proximate access to arterial roadway corridors.
Preferably located on land presently zoned within a residential or lodging zoning district.
Develop in a highly sensitive manner relative to existing land forms, wash areas
vegetation and other environmental constraints.
Town of Fountain Hills General Plan 4-34 March 12, 1998 DRAFT
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5.
F)
1.
Undeveloped areas that are designated for Lodging land uses include:
Approximately 1 O acres south of the Westridge Village subdivision, east of Palisades
Boulevard. The area designated for Lodging are only those lands located above the
1,920 foot elevation. Land lower than 1,920 feet should remain as open space.
Approximately 14 acres located south of El Lago Boulevard, north of Kiwanis Drive and
east of Saguaro Boulevard.
Industrial
Future development of industrial uses should be in the Fire Rock area south of Shea Boulevard.
Quasi-industrial uses may be acceptable in the area east of Saguaro Boulevard south of Colony
Drive, if they are not visible from Saguaro Boulevard or from any residential area. Future
business park development in Fountain Hills should occur within a campus-like setting. Any
areas which are adjacent to residential districts must utilize adequate buffering techniques.
Additional Land Use Guidelines
Environmentally Sensitive Development Guidelines
In order to respect the environmentally-sensitive nature of all lands within the Town of Fountain
Hills as the Land Use Plan is implemented, careful consideration should be given to policies that
will require generally a more sensitive treatment of the built environment for all land use zoning
classifications. The policies could take the form of a new ordinance or revisions to existing
ordinances in order to be properly and effectively implemented. General areas of environmental
sensitivity occur throughout the Town, especially in the larger, unplatted and undeveloped areas.
These lands should be further studied as it relates to the following issues. The general issues
that should be addressed include:
• Larger lot requirements on high slopes and highly sensitive lands.
• Requirements for a percentage of natural areas to be left undeveloped based on the
sensitivity of the land.
• Residential color and materials which are compatible with the surrounding environment.
• Lighting restrictions.
• More restrictive grading and drainage requirements.
• Refined building height calculations.
• Further protection of natural vegetation.
• More sensitive standards for roadways.
• Protection of specific areas or natural landmarks.
• Preservation of known wildlife habitats/corridors.
• Preservation of washes and standards for wash crossings.
• More restrictive standards for lot coverage and floor area ratio.
Town of Fountain Hills General Plan 4-35 March 12, 1998 DRAFT
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2. Buffering Techniques
In cases where less than desirable compatibility situations exist, the following buffering
techniques should be required:
• Areas consisting of extensive landscaped open space;
• Arterial and collector streets with extensive landscaping;
• Heavily landscaped underground utility corridor easements;
• Screen walls, landscaping, earthen berms;
• Preservation of natural topographic features.
3. Interpretation of Land Use Boundaries
The various land use designation boundaries, as shown on the Future Land Use Plan,
utilize either property lines, or in some cases, specific elevation contours. These
demarcation lines are exact and variations may not be allowed, unless the Future Land
Use Plan is formally amended.
4.5 IMPLEMENTATION PROGRAM AND GUIDELINES
The Implementation Action Program for the Land Use Element of the Fountain Hills General Plan is
presented on Table 4-10, Land Use Implementation Action Program. The table is presented under the
following five headings:
Action
Purpose
Timeframe
Initiation
Responsibility
Resources
Lists the action necessary to carry out the General Plan.
Identify the intent of accomplishing that particular action.
Establishes the target 5-year priority within the 20-year planning horizon for
implementation of the action.
Assigns the elected or appointed public body, agency, group, individuals or
volunteers principally responsible to initiate the implementation action.
Lists potential funding, Town staff, volunteer or other community resources
necessary to carry out the implementation action.
The Planning and Zoning Commission should review and provide recommendations to the Town Council
for revising the following Implementation Action Program on an annual basis in order to continue to
pursue implementation of the Fountain Hills General Plan in an expeditious manner. The Director of
the Community Development Department and the staff-person responsible for General Plan
implementation should monitor the status of each implementation action throughout the year and provide
a general recommended framework to the Planning and Zoning Commission for annually updating the
General Plan's Land Use Implementation Guide.
Town of Fountain Hills General Plan 4-36 March 12, 1998 DRAFT
3.0
r
Action
Prepare Design
Guidelines for all new
and rehabilitated single-
family residences,
commercial, institutional
and civic building.
a. Formulate draft
guidelines.
b. Recommendation
to Planning and
Zoning
Commission.
c. Planning and
Zoning
Commission
Hearing and
Recommendation.
d. Town Council
Public Hearing
and Adoption.
Pure_ose
To encourage voluntary
compliance with
established single-family
residential Design
Guidelines to encourage
compatibility with the
environmental
surroundings.
Town of Fountain Hills General Plan
...-...
Tau,e 4-10
Land Use Implementation Action Program
Town of Fountain Hills General Plan
1-5
•
lm.e_lementation Framework
Timeframe (years)
6-1 O 11-15 16-20 Initiation Responsibility
4-38
Town Council, Town Manager,
Land Owners
~
Resources
Chamber of Commerce,
Community Development
Department Staff
March 12, 1998 DRAFT
4.0
5.0
r
Action
Institute buffering of
new development,
redevelopment or land
use intensification.
Require Development
Impact Analysis (DIA) of
all larger residential and
commercial projects.
a. Define DIA
projects in revised
Zoning Ordinance.
b. Implement by
Planning and
Zoning
Commission when
triggers are met.
~
Table 4-10
Land Use Implementation Action Program
Town of Fountain Hills General Plan
Pur.e_ose
To establish buffers (e.g.
open space, landscaping,
enhanced building
setbacks, intervening land
uses, etc.) as a means to
transition between
incompatible land uses
To determine the potential
impact on all of the existing
Town services from any
large project, and require
mitigation as part of
development approval
process.
1-5
•
•
lm.e_lementation Framework
Timeframe (years)
6-10 11-15 16-20 Initiation Responsibility
• •
• •
•
•
Planning and Zoning
Commission, Land Owners
Required by Planning and
Zoning Commission, prepared
by private property owner
and/or developer
Town of Fountain Hills General Plan 4-39
""""\
Resources
Community Development
Department Staff.
Community Development
Department Staff, Private Property
Owner/Developer funding
March 12, 1998 DRAFT
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Action
6.0 Initiate a working
relationship with all
surrounding
communities.
7.0 Conduct final analysis
for annexation of
recommended
properties.
8.0 Create and initiate an
infill development
program.
9.0 Create and initiate a
neighborhood
enhancement program
10.0 Create an Area
Specific Plan for the
Saguaro
Boulevard/Shea
Boulevard area to
eastern boundary of
Fountain Hills.
~
Table 4-10
Land Use Implementation Action Program
Town of Fountain Hills General Plan
Implementation Framework
Timeframe {}~ears)
Purpose 1-5 6-10 11-15 16-20 Initiation Responsibility
To better address common • • • Town Manager
concerns and look for
mutual solutions.
To assure the Town that • Town Manager, Land Owners
annexation is a positive
action for the Town.
To encourage infill of • • Planning and Zoning
existing vacant lots Commission
To assure the maintenance • • • • Planning and Zoning
of high quality Commission
neighborhoods
To create a plan that • Planning and Zoning
promotes economic Commission, Land Owners
development in this area.
Town of Fountain Hills General Plan 4-40
'
Resources
Chamber of Commerce,
Community Development
Department Staff
Community Development
Department Staff, Legal Counsel,
Land Owners
Community Development
Department Staff
Community Development
Department Staff, the Master
Developer, Volunteers
Chamber of Commerce,
Community Development
Department Staff, Consultants,
Land Owners
March 12, 1998 DRAFT
r
Action Purpose
11.0 Initiate the design of To mark the entry to
~
Table 4-10
Land Use Implementation Action Program
Town of Fountain Hills General Plan
Implementation Framework
Timeframe {}~ears)
1-5 6-10 11-15 16-20 Initiation Responsibility
Town Council, Town Manager,
Thematic Entry Fountain Hills and set forth • Land Owners
Monuments for Shea a strong positive image
Boulevard.
12.0 Develop a Residential To transfer • Town Council, Planning and
Density/Hillside densities/allowable hillside Zoning Commission, Land
Transfer program that disturbance out of Owners
targets specific areas environmentally sensitive
for density/hillside areas.
transfers to occur.
13.0 Conduct a corridor To identify policies and • • Town Council, Planning and
study along the linerar techniques that can Zoning Commission, Land
commercial zoning of enhance the area and Owners
Saguaro Boulevard. transition it to a mixed use
area.
Town of Fountain Hills General Plan 4-41
~
Resources
Chamber of Commerce,
Engineering Department,
Consultants, Land Owners
Community Development
Department Staff, Zoning Map
Chamber of Commerce,
Community Development
Department Staff, Zoning Map,
Land Owners
March 12, 1998 DRAFT
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5.0 CIRCULATION ELEMENT
The Circulation Element of the Fountain Hills General Plan provides a framework in
developing a comprehensive transportation system, which relates to the land use policies set
forth in the General Plan.
The Circulation Element of the Fountain Hills General Plan is presented in the following six
sections:
5.1 Existing Conditions Overview
5.2 Problem Identification
5.3 Vision, Goals and Objectives
5.4 Planning Guidelines
5.5 Planning Recommendations
5.6 Implementation Program and Guidelines
The Circulation Element has been prepared to provide balance and coordination between
development and land use with future transportation demands. This element presents the
existing transportation conditions and identifies a variety of issues and problems the community
should be directing efforts to resolve. An examination of future conditions relates the future
development scenario to transportation system needs, and provides a problem-solving
approach for dealing with those needs in a manner acceptable to the community and financially
feasible.
5.1 EXISTING CONDITIONS OVERVIEW
The Existing Conditions Overview is presented in the following four sub-sections:
A) Street System Inventory
B) Traffic Volumes
C) Alternative Modes
D) Planned Improvements
A) Street System Inventory
The Town of Fountain Hills comprises approximately 165 miles of paved roadways.
The backbone of the roadway system in Fountain Hills is the arterial highways, providing
regional access and major transportation links. State Route 87 and Shea Boulevard are
classified as principal arterials. The minor arterials are Palisades Boulevard, Fountain Hills
Boulevard and Saguaro Boulevard and portions of Golden Eagle Boulevard.
Town of Fountain Hills General Plan 5-1 March 12, 1998 DRAFT
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The collector street system provides linkages between the arterial roadways and the residential
and light commercial areas, providing a balance between vehicular mobility and access to
abutting land parcels. The existing major collector street system in Fountain Hills consists of 15
streets with the following major collectors providing significant linkages.
• Avenue of the Fountains • Kingstree Boulevard
• Desert Canyon Drive • La Montana Drive (northern)
• Eagle Mountain Parkway • Palomino Boulevard
• El Lago Boulevard • Panorama Drive
• El Pueblo Boulevard • Parkview Drive
• Glenbrook Boulevard • Saguaro Boulevard (south of Shea)
• Golden Eagle Boulevard (northern) • Summerhill Boulevard (northern)
• Grande Boulevard • Sunridge Drive
The existing minor collector street system in Fountain Hills consists of 16 streets with the
following minor collectors providing significant linkages.
• Alamosa Drive • Indian Wells Drive
• Avenida Vida Buena • La Montana Drive (southern)
• Bainbridge Avenue • Mira Monte Way
• Boulder Drive • Mountainside Drive
• Calaveras Drive • Ocotillo Drive
• Del Cambre Drive • Richwood Drive
• El Sobrante Drive • Sierra Madre Drive
• Fayette Drive • Summerhill Boulevard (southern)
• Greenhurst Drive • Thistle Drive
• Hampstead Drive • Tombstone Drive
• Inca Drive • Westby Drive
The remaining street system is made up of two-lane local roadways. Consistent with the intent
of local roadways, they provide access to property and are not intended to provide mobility
between various areas of the Town.
Traffic signals currently exist at the Shea Boulevard/Fountain Hills Boulevard, Shea
Boulevard/Saguaro Boulevard, Shea Boulevard/Palisades Boulevard, Palisades
Boulevard/Fountain Hills Boulevard, and the Saguaro Boulevard/Palisades Boulevard
intersections.
Town of Fountain Hills General Plan 5-2 March 12, 1998 DRAFT
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B) Traffic Volumes
The average daily traffic (ADT) data currently available is limited. Based on counts conducted
by the Town of Fountain Hills in 1995, as illustrated in Figure 7, Fountain Hills Boulevard,
Saguaro Boulevard and Palisades Boulevard provide mobility to significant volumes of traffic
during an average day.
Saguaro Boulevard carries between 13,300 to 14,700 vehicles per day in the section between
Palisades Boulevard and Shea Boulevard. Fountain Hills Boulevard carries up to 11,100
vehicles in an average day. Palisades Boulevard carries up to 14,700 vehicles per day in the
segment between Fountain Hills Boulevard and Saguaro Boulevard. Palisades Boulevard
carries between 6,000 to 7,600 vehicles per day between Shea Boulevard and Golden Eagle
Boulevard, and up to 11,000 vehicles per day between Golden Eagle Boulevard and Fountain
Hills Boulevard. The majority of Shea Boulevard within the jurisdiction of Fountain Hills carries
from 19,600 to 30,000 vehicles per day. (State Route 87, also known as the Beeline Highway,
is under ADOT jurisdiction, and hence, was not included in the traffic counts.)
Town of Fountain Hills General Plan 5-3 March 12, 1998 DRAFT
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TOWN OF FOUNTAIN HILLS GENERAL PLAN Exhibit 7
0
NORTH 0 0.25 0.5
SCALE Of MILES
Town of Fountain Hills General Plan 5-4
LEGEND
LOCAL STREETS
MINOR COLLECTOR
LIMITED COLLECTOR
MAJOR COLLECTOR
-MINOR ARTERIAL
PRINCIPAL ARTERIAL
STATE HIGHWAY
0000 VEHICLES PER DAY (1997 COUNT)
Existing
Transportation/
Traffic Counts
1997 April-June
March 12, 1998 DRAFT
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C) Alternative Modes
The existing systems for other modes of transportation within Fountain Hills include the
following three networks:
• Public Transit
• Bicycle
• Pedestrian
1. Public Transit
Bus service to Fountain Hills is provided by the Phoenix Transit System under contract with the
Regional Public Transportation Authority (RPTA). Daily bus service consists of two inbound
express runs (5:57 and 6:20 a.m.) in the morning peak hour and two outbound runs (4:17 and
4:47 p.m. at Central and Van Buren) in the evening peak hour from downtown Phoenix to the
northeast corner of Palisades Boulevard and La Montana Drive, via Saguaro Boulevard and
Shea. Unless people can adjust their schedules, these times can be awkward for a normal 8
a.m. to 5 p.m. business day. No local transit service exists within the community.
2. Bicycle
Formal bicycle lanes within the Town currently exist along Saguaro Boulevard and along
portions of Palisades Boulevard and Fountain Hills Boulevard. A striped and signed bicycle
lane along Saguaro Boulevard, north of Shea Boulevard, was completed in 1997.
The town has developed a formal bicycle plan based in part on the design features and
recommendations of the Maricopa Association of Governments (MAG) Bicycle Plan. A map of
this plan is shown in Exhibit 8.
3. Pedestrian
Limited pedestrian facilities exist along several streets, as shown on Exhibit 9.
D) Planned Improvements
The City of Scottsdale will be widening Shea Boulevard to Scottsdale's eastern border. A six
lane roadway consistent with the roadway further to the west will be developed. This roadway
will be completed in 1998. Maricopa County is also planning to widen Shea Boulevard between
The City of Scottsdale and Palisades Boulevard in 1998.
New developments which have been proposed for the Town will provide additional paved
streets and pedestrian facilities as they occur.
Town of Fountain Hills General Plan 5-5 March 12, 1998 DRAFT
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TOWN OF FOUNTAIN HILLS GENERAL PLAN Exhibit 8
MCDOWELL MOUNTAIN PARK
SCOTTSDALE
sco
UMNCORPORAlEO
0
NORTH 0 0.25 0.5 1.0 SALT RIVER PIMA MARICOPA INDIAN RESERVATION
SCALE OF MILES
Town of Fountain Hills General Pion 5-6
LEGEND
EXISTING CLASS II DEUNEA TED BIKE LANE
EXISTING CLASS Ill SHARED ROADWAY BIKE ROUTE
PROPOSED CLASS II DEUNEA TED BIKE LANE
PROPOSED CLASS Ill SHARED ROADWAY BIKE ROUTE
CLASS II DELINEATED BIKE LANE:
A BICYCLE TRAVEL LANE DELINEATED BY A PAINT STRIPE
AND SUPPLEMENTAL SIGNAGE AND PAINT MARKINGS.
THIS CONFIGURATION IS COMMON TO MOST MAJOR COLLECTOR
AND ARTERIAL ROADS THAT ARE DESIGNATED AS BIKE LANES.
CLASS Ill SHARED ROADWAY BIKE ROUTE:
A NON-DEUNEA TED LANE ON COLLECTOR ROADWAYS, TYPICALLY
THOSE WITH A HIGHER INCIDENCE OF DRIVEWAY CURB CUTS, WITH
ADEQUATE PAVEMENT WIDTH FOR BICYCLE TRAFflC.
Bicycle Plan
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TOWN OF FOUNTAIN HILLS GENERAL PLAN Exhibit 9
SCOTTSDALE
0
NORTH 0 0.25 0.5
SCALE OF MILES
Town of Fountain Hills General Plan
MCDOWELL MOUNTAIN PARK
sco
SCOTTSDALE
1.0
5-7
,_
a: 0 u.
LEGEND
EXISTING ON-STREET SIDEWALK
EXISTING OFF-STREET TRAIL
Existing Sidewalks
and Trails
March 12, 1998 DRAFT
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5.2 PROBLEM IDENTIFICATION
Specific transportation issues expected to be of concern over the next twenty years were
identified through a series of public meetings conducted during late 1991 and early 1992 as well
as thorough research by the VSA planning team. These current and potential issues (not
necessarily listed in priority order) include:
• More east-west connections between Saguaro and Fountain Hills Boulevard.
• Access control for frontage roads along Saguaro Boulevard.
• Ensuring adequate access control along Shea Boulevard and other arterial streets.
• Developing policies for curb cuts and driveways that provide access to businesses
from arterial and collector streets.
• Creating a bike route system serving schools and recreational facilities.
• Needs for improved regional transit service and park-&-ride faci lities.
• Needs for local dial-a-ride or "jitney" service within the community.
• Arterial and collector street system continuity.
• Aesthetic landscape treatments of arterial streets.
• Better special events planning to ensure adequate circulation and parking.
• Subdivision access and interconnections.
• The impact of limited access to new developments on fire service rates.
• Street lighting needs.
Town of Fountain Hills General Plan 5-8 March 12, 1998 DRAFT
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5.3 VISION, GOALS, AND OBJECTIVES
The Vision Statement, Goals and Objectives developed for the circulation element of the
Fountain Hills General Plan are presented in this section.
Vision: Provide a safe, efficient, and aesthetically pleasing circulation network which considers
all modes of vehicular and non-vehicular movement, and does so in an environmentally
sensitive manner.
GOAL 1.0 Create safe and efficient patterns of circulation.
Objective 1 .1
Objective 1 .2
Objective 1 .3
Objective 1 .4
Objective 1 .5
Objective 1.6
Objective 1.7
Provide criteria for the location of ingress and egress points, along Shea
Boulevard.
Develop policy for curb cuts for generalized land uses.
Encourage secondary access to all new development areas for temporary
and permanent emergency access as a minimum.
Continue to develop plans for large event circulation.
Examine safety of streets without street lighting and develop a policy for
major streets.
Assess accident potential and operationally deficient areas periodically to
determine the need for traffic control measures.
Develop a policy to address drainage crossings. Investigate the need for
proper flood control and drainage accommodations at drainageways and
street crossings.
GOAL 2.0 Provide aesthetically pleasing circulation systems.
Objective 2. 1
Objective 2.2
Continue to enforce roadway right-of-way (R.O.W) standards and landscape
design standards which allow for adequate landscaped areas,
pedestrian/bicycle accommodation where desired, and provide for safe and
efficient circulation.
Encourage the design of off street parking areas with adequate landscape
provisions.
GOAL 3.0 Provide for and encourage use of non-vehicular modes of circulation.
Objective 3.1
Objective 3.2
Ensure that new developments will consider the provisions for pedestrian or
bike paths.
Develop standards for bikeway systems along the roadway, off the roads, or
within drainageways, etc.
Town of Fountain Hills General Plan 5-9 March 12,-·1998 DRAFT
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Objective 3.3
Objective 3.4
Objective 3.5
Establish and encourage pedestrian/bikeways which lead to and from all
school sites, activity centers, or recreational sites.
Develop design standards for non-vehicular modes of circulation.
Promote pedestrian linkages from residential parcels to schools, parks,
Town Center, etc., to encourage convenient pedestrian movement.
GOAL 4.0 Provide adequate provisions for regional public transportation.
Objective 4.1 Develop and coordinate a usable and convenient plan for bus stops and
routes to and from major destinations.
Objective 4.2 Maintain and provide park and ride locations within the Community for car
pooling or bus service.
Objective 4.3 Encourage provisions for a shaded and aesthetically pleasing bus stop for
regional or local school bus users. Regional and local bus stops should be
integrated into an overall pedestrian/bike system.
As planned improvements are considered, the community must be significantly involved in the
planning process. This will ensure that the implemented solutions maintain environmental
quality and community character in a manner consistent with the goals and objectives defined
herein.
5.4 PLANNING GUIDELINES
The circulation planning guidelines of the Fountain Hills General Plan are presented in the
following seven sub-sections:
A) Traffic Impacts of New Development
B) Street Design Guidelines
C) Driveways
D) Parking
E) Access Control
F) Traffic Signals
G) Functional Roadway Classification System
Town of Fountain Hills General Plan 5-10 March 12, 1998 DRAFT
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A) Traffic Impacts of New Development
The Town of Fountain Hills should adopt a policy regarding the development of a Traffic Impact
Analysis, sealed by an Arizona registered professional engineer specializing in traffic
engineering, for all new developments when the Town Engineer determines that such an
analysis is necessary, as well as for substantial reconstruction projects within the boundaries of
the Town. This policy should address how costs of capital improvements identified in the
analysis should be paid.
The Traffic Impact Analysis should incorporate graphics illustrating the site development plan,
physical roadway and driveway features and traffic volume data. The Analysis should also
include, but not be limited to, a description and analysis and recommendations in regard to the
following features as set forth by Town policy:
• Physical Roadway Features
• Traffic Characteristics
• Speed Characteristics
• Existing Traffic Controls
• Traffic Generator Characteristics
• Analysis of Impacts and Deficiencies
• Identification of Mitigations
• Proposed Mitigation Implementation Plan
The Town of Fountain Hills should require the developer to implement the necessary approved
mitigations at no expense to the Town, or by some other equitable proportioning of project
costs, as approved by the Town.
B) Street Design Guidelines
The adopted roadway classification contained within The Subdivision Ordinance for the Town of
Fountain Hills should be utilized for all new roads, and for reconstruction existing roads.
C) Driveways
The design features and locations of driveways to provide access to a property shall be in
accordance with the ITE Recommended Practice entitled Guidelines for Driveway Location and
Design, or as approved by the Town Council, based on Planning and Zoning Commission
recommendations. Driveways shall be located so as not to inhibit the flow of traffic on the public
streets and not present a safety hazard by location or operation.
Town of Fountain Hills General Plan 5-11 March 12, 1998 DRAFT
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Minimizing the number of driveways along an arterial or collector roadway is desirable. The use
of joint-access drives serving more than one property, as well as the interconnection of property
access and parking areas is desirable, thus reducing the number of driveways with access to
the roadways.
D) Parking
Enforcement of the Town of Fountain Hills policy for on-site parking requirements and standards
is necessary to promote an equitable and adequate parking supply for new development. The
design features and layout of parking facilities shall be in accordance with The Zoning
Ordinance for the Town of Fountain Hills.
E) Access Control
The lack of access control along the arterial roadways increase the potential for accidents and
reduce safety for the residents of Fountain Hills. Through the creation of an Access Control
Plan, the Town will ensure the functional integrity of the arterial roadways and protect residents
and business patrons from the high level of exposure to conflicts which result with frequent and
uncontrolled driveways and curb cuts.
Access control can be achieved through the use of medians located along the middle of an
arterial roadway. Median breaks should be located a minimum of one-eighth mile (660 feet)
from the nearest intersection where topography will allow intersections. The desirable median
break spacing should be one-quarter mile (1,320 feet) wherever possible, but may be reduced
to the minimum distance as local conditions require.
Median breaks at the intersections with collector streets, local streets, or major driveways
should be limited to a maximum of five per mile with access allowed based on traffic flow
efficiency and safety. Direct access to private parcels of land should be controlled utilizing right-
in/right-out only access points when they do not align with established median break points.
Frontage roads can be another effective form of access control, especially in residential areas.
F) Traffic Signals
The need for new traffic signals in Fountain Hills must be carefully evaluated because
unnecessary traffic signals significantly increase delays, increase accidents and add to driver
frustration. Any location which exhibits an undesirable level of service or safety problems
resulting from a high frequency of accidents (more than five per year) should be reviewed to
determine if any of the warrants for signalization as set forth in the Manual on Uniform Traffic
Control Devices (MUTCD) are met. The meeting of a signal warrant should then be considered
to determine if a traffic signal should be installed.
Town of Fountain Hills General Plan 5-12 March 12, 1998 DRAFT
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The following issues should be reviewed as a part of the consideration for signalization:
• Meet MUTCD warrants
• Spacing of adjacent signals
• Cost/benefit
• Legal liability
• Maintenance costs
Traffic signal spacing should be a minimum of one-quarter mile in order to achieve coordinated
traffic progression, and the interconnection of traffic signals will allow coordinated operation of
the signal timing, resulting in the coordinated flow of traffic from one signal to the next.
G) Functional Classification System
The implementation of any of the policies or recommended projects or studies presented in this
Circulation Element to the Fountain Hills General Plan must be consistent with the hierarchy
of streets, as defined by the functional classification system. The functional classification
system describes the service performed, typical trip lengths, access spacing and continuity of
the Fountain Hills roadway system. For circulation planning as well as definition of specific
design criteria, roadways are most effectively classified by function.
Roadways have two basic functions:
• Mobility, and
• Access to adjacent land uses
From a design standpoint, these two functions have proven incompatible. For land access, low
speeds are desirable, usually accompanied by inconsistent flows. For mobility, higher speeds
and uniform flows are desirable. Principal arterial roadways are designed and constructed to
satisfy the public demand for high mobility. Rapid travel between points in a safe and uniform
manner is the primary objective of these roadways. Access to land uses should be tightly
controlled, and limited only to approved intersections in order to preserve the higher speeds and
volume characteristics of the facility. Extremely dangerous conditions would result if low speed,
land access traffic were permitted on these roads.
At the opposite end of the circulation spectrum, local roadways are developed with the primary
objective to provide convenient access to adjacent land uses. Between these two extremes lie
the majority of all roadway mileage. This group of roadways is the most difficult to categorize
because the roads must provide both mobility and access.
Roadway functional classification establishes the type of circulation service that is provided.
Directly related to the type of transportation service provided is the degree of access control.
Increasing control of access allows traffic to travel in a uniform manner, allowing design speeds
to increase.
Table 5-1, Roadway Functional Classification System, illustrates the relationship between the
various roadway categories, primary function and desired degree of access control.
Town of Fountain Hills General Plan 5-13 March 12, 1998 DRAFT
( Table 5-1
Roadway Functional Classification System
Roadway Category Right-of-Way Degree of Primary Access Control Function
Principal Arterial 160' Mobility Very High
Minor Arterial 130' Mobility Hiqh
Major Collector 100' Mobility/ Access Moderate
Limited Collector 82' Cul-de-Sac Access Moderate
Minor Collector 60' Access/Mobility Moderate
Local 50' Access Low
Hillside-Local 40' Limited Access Low
Source: The Subdivision Ordinance for the Town of Fountain Hills
In the Town of Fountain Hills, the seven functional classifications of roadways are directly
related to the types and lengths of the generated trips, and are illustrated in Exhibit 10,
Proposed Roadway Functional Classification System. Each functional roadway class is
discussed below, relative to the distinguishing features of each category of travel, continuity,
and desired access control.
1. Principal Arterial Roadways
{ Principal arterials are high traffic volume circulation facilities that carry a high proportion of the
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total urban traffic on a minimum of mileage. Ideally, principal arterials are fully controlled access
facilities with intersection spacing dictated by either designated major highways or key access
points located on other inter-regional facilities.
2. Minor Arterial Roadways
Minor arterial roadways provide functional service to retail, commercial and industrial land uses.
Minor arterial roadways are moderate traffic volume circulation facilities that carry a medium
proportion of the total urban traffic on a moderate amount of mileage. Minor arterial roadways
are ideally fully or partially controlled access facilities spaced at approximately one mile
intervals. Minor arterials, over time, may develop into principal arterials as development occurs.
In the Town of Fountain Hills, the existing street system layout does not lend itself to
identification of minor arterials by the normal spacing characteristics of a minor arterial roadway.
3. Major/Minor Collector Roadways
Collector roadways carry a relatively high volume of traffic within larger neighborhoods and can
accommodate minor retail and other commercial establishments abutting their alignments.
Collector roadways are generally located at approximately mid, or quarter-section lines (in a grid
system) and are intended to provide convenient traffic movement within residential, commercial
and industrial areas, and access to the arterial roadways.
Town of Fountain Hills General Plan 5-14 March 12, 1998 DRAFT
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4. Limited Collector Roadways
The sole purpose of limited collector roadways are to provide access to larger cul-de-sac
subdivisions. This roadway classification, with its' wide travel lanes and landscaped median,
may be used by developers, at the Town Council's discretion, to provide single-access for up to
90 dwelling units without the need for a secondary access road.
5. Local Roadways
Local roadways are generally utilized in residential areas where frequent access points cause
and require a reduction in vehicle speed. Local roadways serve abutting land uses and also
provide access to higher level roadways.
Local roadways are designed where slow speeds and discontinuous travel are needed and
should consist of one or more of the following types:
• Local roadways with on-street parking
• Cul-de-sacs
Most of the Fountain Hills roadway system consists of local roadways with non-commercial
abutting land uses or open space as an adjacent land use.
6. Hillside-Local Roadways
Further development of the western and southern portions of Fountain Hills will result in hillside
development. In an effort to minimize scaring and to allow development closer to the pavement,
right-of-way and pavement widths may be reduced in hillside areas. Such Hillside-Local
roadways may only be utilized in subdivisions having at least 75% of the subdivision in slopes in
excess of 10%, and by approval of the Town Engineer. On-street parking is prohibited and two-
way ADT is limited to 300. Hillside roadway development should never compromise the safety
design aspects of roadway design principles.
Some of the more rugged areas within the Town may simply be too steep to be developable. In
such cases the Town should not amend or waive its roadway standards to facilitate the
development of such ruggedly steep areas, particularly if visible cut/fill slope scarring results.
The Town should deny any roadway alignment or cut/fill waiver which would allow for the
development of any roadway that was inappropriate or incompatible with the terrain.
Town of Fountain Hills General Plan 5-15 March 12, 1998 DRAFT
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TOWN OF FOUNTAIN HILLS GENERAL PLAN Exhibit 10
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0
NORTH 0 0.25
SCALE OF MILES
0.5
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Town of Fountain Hills General Plan
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L_ ---------------------U:lOUlJl UD0C
1.0
5-16
LEGEND
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LOCAL STREETS
MINOR COLLECTOR
LIMITED COLLECTOR
MAJOR COLLECTOR
MINOR ARTERIAL
PRINCIPAL ARTERIAL
STA TE HIGHWAY
Proposed
Roadway Functional
C/assifica tion System
Morch 12, 1998 DRAFT
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The intent of the Circulation Element of the Fountain Hills General Plan is to provide a long-
range plan for the development of the community's transportation system in a manner
compatible with planned land uses and expected community growth. Selection of specific
circulation improvement projects beyond those already funded for construction will be based on
the availability of funds, benefit to the public, and level of community support. In some cases
(e.g., public transit), further studies must be conducted to evaluate the need, feasibility, and
implementation methodologies appropriate to the specific project.
As the Town pursues the areas of improvement described below, ongoing development may
cause shifts in priorities for specific projects to better serve the community in response to land
use changes. These changes are expected in a dynamic community and will require the Town
to reevaluate annual transportation needs when funding commitments are made. Because of
these uncertainties, the recommendations in this section emphasize planning tools and policies
that will help the community to meet the demand generated by future growth and development.
A) Adopt a Traffic Impact Analysis requirement.
Traffic Impact Analyses (TIA) should be required of subdivision and commercial developers
when deemed necessary by the Town Engineer, who would determine such a need when
conducting the concept review of a proposed development plan.
A TIA is a detailed study of the potential impacts that a development will have on operations of
adjacent arterial and collector streets. The evaluation will reveal any potential problems which
should be addressed in the design of access points. Methods to mitigate potential traffic
impacts would also be proposed and reviewed. The preparation of a TIA should be initiated by
the Town as soon as the developer submits its preliminary development plan for review.
The services of a professional traffic engineering firm (hereinafter called "the Traffic Engineer")
should be retained to conduct the analyses and to prepare an unbiased assessment of the
impacts of a proposed development. Developers would be assessed a fee for this analysis.
Depending on the scale of the project and judgment of the Traffic Engineer, Traffic Impact
Analyses could require different levels of evaluation. These different levels are:
• Access Analysis -to review curb-cut requests and assist with site plan approval.
• Traffic Impact Study -to analyze impacts to adjacent streets as a result of major
projects or rezoning requests; and
• Transportation Plan -major projects such as Area Specific Plans which require
special analysis and design related to the roadway network traffic flow and
mitigation of impacts.
Town of Fountain Hills General Plan 5-17 March 12, 1998 DRAFT
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BJ Establish Access Control Guidelines for Arterial Streets
One of the most effective methods of maintaining the functional integrity and safety of the
arterial system is to manage the access needs of existing land uses. Access control is
especially crucial for principal arterials such as Shea Boulevard that serve regional high-speed
traffic. It is also desirable, however, for minor arterials such as Fountain Hills, Palisades and
Saguaro Boulevards that serve the bulk of traffic across the community.
Access control guidelines should be a flexible tool allowing local government and developers to
work together, unifying access patterns along an arterial fronted by several different land
owners and uses. The guidelines should include Traffic Impact Analysis requirements for
arterial access from proposed developments; intersection traffic control criteria; and guidelines
for design and location of access driveways.
CJ Develop An Ongoing Transportation System Management (TSMJ Short-Range
Improvement Program
Many circulation improvements can be carried out fairly inexpensively to enhance safety and
traffic operations, without major capital investment or roadway construction. These cost-
effective projects should not be neglected when developing and updating the five-year capital
improvement program. TSM approaches include:
•
•
•
Speed Limit evaluations/reductions
Upgrading of signing
Installation of left turn arrows
• Installation of turn restrictions
• Upgrading of pavement markings
• Installation of raised pavement markers
• Spot geometric improvements to eliminate hazardous conditions
• Installation of safety lighting at major intersections
• Closing of selected curb cuts
• Maintaining intersection sight triangles
• Installation of raised medians
DJ Develop a Community-Wide Bicycle Plan
An issue raised during the development of the General Plan was the need for a coordinated
plan to promote bicycle usage and design safe bicycle facilities throughout the community. The
plan should include provisions for integrating local bike routes into the MAG regional bikeway
syst~m. and publication of a bicycle route map.
Town of Fountain Hills General Plan 5-18 March 12, 1998 DRAFT
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Design features for bicycle facilities should conform to standards set forth by the American
Association of State Highway and Transportation Officials (AASHTO) and the Institute of
Transportation Engineers (ITE). Such standards have been established for the following facility
types:
• Class I -Exclusive Bike Path or Trail. An exclusive path offers the highest
degree of safety but is relatively expensive to implement and maintain.
• Class II -Delineated Bike Path. This configuration is common to most collector
and arterial streets designated as bike routes. Installation involves providing the
lateral clearance necessary for safe bicycle operations by the installation of a
paint stripe and supplemental signs and markings.
• Class Ill -Shared Roadway Bike Path. This configuration is appropriate on
lightly traveled collector and local streets. This class of facility is the least costly
to implement and maintain.
E) Implement Bicycle Route and Trail System in Phases
Implementation of bicycle routes and pedestrian trails needs to be phased in accordance with
available funding and community needs. The plan should be prioritized to serve the following
facilities:
• Schools
• Libraries
• Parks
• Government centers
• Commercial and employment areas
• Transit facilities
• Popular scenic/recreational sites
• Youth centers
• Arts and cultural facilities
Where appropriate and affordable, bicycle parking should also be provided at these facilities.
F) Conduct a Community Transit Needs/Feasibility Study
Transit needs was another issue raised repeatedly during public discussions of the General
Plan. Clearly, there is substantial public interest in improved transit, but also real questions
whether sufficient demand exists to support additional services.
A community transit needs/feasibility study would shed light on these issues. The study should
consider both the need for improved regional connections to Phoenix, Scottsdale and the East
Valley; and the need for intra-community service, possibly in the form of a jitney or dial-a-ride
operation. It should also evaluate future park-and-ride facility needs. The existing RPTA
regional transit plan, which encompasses all of Maricopa County, could be used as a foundation
and resource document for the study.
Town of Fountain Hills General Plan 5-19 March 12, 1998 DRAFT
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G) Improve Collector Streets as Volumes Warrant
The Town of Fountain Hills should continue to improve collector streets as required by
increasing traffic volumes within the community. The Town should look at all available public
and private funding sources to finance these improvements.
H) Adopt and Implement Special Event Parking and Traffic Management Plans
Special Event parking and traffic management plans are issues that need to be addressed to
facilitate special events which take place in the Town. While the Town has sufficient roadway
and parking capacity to accommodate typical existing traffic volumes, localized traffic
congestion and parking problems tend to develop during the most popular events.
I) Conduct Periodic Community-Wide Traffic Volume Counts as a Basis for Future
Planning
The Town should arrange for periodic traffic counts on all arterial and collector streets under its
jurisdiction. If new roadways are constructed in the future, additional count locations will be
needed. Average daily traffic can be obtained through automatic tube counts: it is
recommended that this information be updated every two years at each count location. In
addition, manual turning movement counts should be conducted periodically at key
intersections, particularly at those with high accident rates or rapidly increasing traffic volumes.
J) Assess the Adequacy of Existing Roadway Illumination and Guide Signage
To maximize roadway safety under nighttime conditions, and to ensure that visitors can reach
points of interest in an expeditious and safe manner, the Town should evaluate the adequacy of
existing roadway illumination and determine whether guide signage is clear, legible and properly
located.
K) Coordinate Street Improvements with Drainage and Flood Control Needs
One advantage with the Town administering its own flood control regulations is that it can
properly coordinate street improvement projects with drainage and flood control needs. All
areas should be accessible when there is a 100 year flood occurrence.
L) Implement an Identification and Mitigation Program for High Accident Locations
The Town Engineer should regularly review police data on traffic accidents, flag high accident
locations, and implement appropriate mitigations where technically and financially feasible.
Many high accident locations can be mitigated using one or more of the TSM measures
enumerated in Section 5.5.C.
M) Develop Neighborhood Traffic Control Plans
As visitor-generated traffic continues to grow, more aggressive measures may be required to
deter through traffic from using local streets as "short cuts" through residential neighborhoods.
Undesirable "spillover" traffic into neighborhoods is a particular problem in communities that
lack a rectilinear street system with arterials and collectors spaced at fixed intervals.
Town of Fountain Hills General Plan 5-20 March 12, 1998 DRAFT
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Appropriate steps will vary from neighborhood to neighborhood, but may include improved guide
signage, turn regulations, "speed humps"; and, in extreme cases, physically closing off streets
or creating cul-de-sacs. It is important that such measures preserve adequate access for
legitimate local traffic, especially emergency vehicles.
N) Explore Mitigating Alternatives to Frontage Roads Entrances to Arterial Streets
Along portions of the arterial streets are frontage roads that provide access to the various land
uses bordering along these streets. Although these frontage roads allow for traffic to enter and
exit the houses and businesses more safely, the accessing of the arterial streets has become
hazardous because the frontage road only has 10 to 20 feet parallel separation from the arterial
streets. The narrow separation causes traffic confusion and hazards with vehicles exiting the
arterial street at the same cross street that a vehicle is exiting the frontage road and attempting
to enter the arterial street. Also traffic exiting the arterial street and attempting to enter the
frontage road is obstructed by traffic queuing at the stop sign of the cross streets. Traffic
engineering analyses need to be performed to identify the mitigating alternatives to
entering/exiting the frontage roads.
5.6 IMPLEMENTATION PROGRAM AND GUIDELINES
The Planning and Zoning Commission should review and revise the following Implementation
Action Program on an annual basis in order to continue to pursue implementation of the
Fountain Hills General Plan in an expeditious manner. The Community Development Director
and Town Engineer should monitor the status of each implementation action throughout the
year and provide a general recommended framework to the Planning and Zoning Commission
for annually updating the General Plan's Circulation Implementation Guide.
The Implementation Action Program for the Circulation Element of the Fountain Hills General
Plan is presented in Table 5-2, Circulation Implementation Action Program.
The table is presented under the following five headings:
Action
Purpose
Timeframe
Initiation
Lists the action necessary to carry out the General Plan.
Identifies the intent of accomplishing that particular action.
Establishes the target 5-year priority within the 20-year planning
horizon for implementation of the action.
Responsibility Designates the individuals principally responsible for initiating the
implementation action.
Resources Lists the potential funding, Town staff, volunteer or other community
resources necessary to achieve the implementation action.
Town of Fountain Hills General Plan 5-21 March 12, 1998 DRAFT
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Action
1.0 Adopt a Traffic Impact
Analysis requirement.
2.0 Establish Access
Control Guidelines for
arterial streets.
3.0 Develop on-going
Transportation System
Management (TSM)
Short-Range
Improvement Program.
4.0 Develop a Town-wide
bicycle plan.
5.0 Implement bicycle route
and trail system in
phases.
6.0 Conduct a Community
Transit
Needs/Feasibility Study.
7.0 Improve collector
streets as volumes
warrant.
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Tab1e 5-2
Circulation Implementation Action Program
Fountain Hills General Plan
Implementation Framework
Timeframe (}':ears)
Purpose 1-5 6-10 11-15 16-20 Initiation Responsibilit}':
To ensure adequate • Town Manager, Town Engineer
transportation facilities for all (requires Council Ordinance)
new developments/subdivisions
To maintain safe and efficient Community Development
movement of through traffic. Director, Town Engineer
To use available street funding Town Manager, Town Engineer
in an economical and cost-• • • • effective manner.
To provide adequate mobility • Community Development
and safety for cyclists Director
To provide a continuous Community Development
network of bicycle and • • • • Director, Town Engineer, Parks
pedestrian facilities. Director
To provide alternative Town Manager, Community
transportation and meet • Development Director
regional air quality goals
To ensure effective linkages • • • Town Manager, Town Engineer
between arterials and local
streets.
Town of Fountain Hills General Plan 5-22
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Resources
Town Staff, Consultants,
Developers, Other Cities
Town Staff, Consultants
Street Superintendent, HURF,
LT AF, Federal Highway Funds
Parks and Recreation Commission,
Town Staff, Consultants, MAG and
ADOT Bicycle Planners
L TAF, General Fund, Developer
Dedications/Contributions, ISTEA
Funds
LTAF, Federal Tr.mmt
Administration, RPTA Staff,
Consultants
HURF, L TAF, Developer
Dedications/Contributions
March 12, 1998 DRAFT
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'""' Tab1e 5-2
Circulation Implementation Action Program
Fountain Hills General Plan
Implementation Framework
Timeframe {years)
Action Purpose 1-5 6-10 11-15 16-20 Initiation Responsibility Resources
8.0 Adopt and implement To provide safe circulation Town Manager, Town Chamber of Commerce, Town
special even parking and with minimal disruption to • Engineer, Marshal, Parks and Staff, Consultants, Event Promoter
traffic management residents. Recreation Direction Fees to Fund Enforcement
plans.
9.0 Conduct Periodic Town-To better anticipate roadway Town Engineer Traffic Data Collection Firms
wide traffic volume system improvement and • • • • counts as a basis for expansion needs.
future planning.
10.0 Assess adequacy of To promote safe roadway Town Engineer Town Staff, Consultants, HURF,
existing roadway usage at night and by • and L TAF Funds
illumination and guide visitors.
signage.
11.0 Coordinate street To provide safe all-weather Town Engineer Consultants, County Flood Control
improvements with roads and maximize utility of • • • • District, Arizona Department of
drainage and flood road projects. Water Resources.
control needs.
12.0 Implement an To facilitate timely and cost-Town Engineer, Town Marshal HURF, LTAF, Federal Highway
identification and effective traffic safety • • • • Funds
mitigation program for measures.
high accident locations.
13.0 Develop neighborhood To prevent through traffic • • • • Town Engineer, Community Town Staff, Developers,
traffic control plans. spillover onto local streets. Development Director Neighborhood Associations,
Community Groups
Town of Fountain Hills General Plan 5-23 March 12, 1998 DRAFT
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6.0 PARKS, RECREATION, AND OPEN SPACE
The Parks, Recreation and Open Space Element of the Town of Fountain Hills General Plan
is presented in the following five sections.
6.1 Existing Conditions Overview
6.2 Problem Identification
6.3 Vision, Goals and Objectives
6.4 Planning Recommendations
6.5 Implementation Program
6.1 EXISTING CONDITIONS OVERVIEW
The existing park and open space system within the Town of Fountain Hills consists of several
components including; developed parks that are privately owned, school campuses, a privately
owned golf course, a community center, and areas of undeveloped natural open space. The
21,099 acre McDowell Mountain Regional Park lies immediately north of the Town. There are
no developed municipal parks or Town owned tracts of preserved natural open space at this
time, however, the Town does own a tract of land that will be developed into a park beginning in
1993.
A Parks and Recreation Department was established in 1991. The Department currently
coordinates a variety of recreational programs and community events. Due to the lack of
municipal facilities, these programs and events are being conducted at school sites and other
facilities within the community.
The programs and events that have been sponsored by the Town have been very popular.
Their popularity has served to make residents aware of the current deficiencies in the parks and
open space system. As a result, the development of a multi-faceted municipal park and open
space system has been the topic of discussion at several recent community forums and
meetings. There is widespread community support for the incremental development of such a
system.
A) Developed Park Sites I Privately Owned
Fountain Park, with its lake and world-renowned fountain, is an important landmark
within the community. The lake itself is not currently used for recreational purposes, but
the park that surrounds it is widely used by community residents and visitors for both
active and passive recreational pursuits. Existing improvements include; limited picnic
facilities, an exercise course, a playground, restroom facility, and large open play areas.
Town of Fountain Hills General Plan 6-1 March 12, 1998 DRAFT
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Fountain Park is currently owned and maintained by the MCO Properties. There is
currently no legal requirement that mandates Fountain Park remain a park site in
perpetuity, and in fact, the park is zoned for commercial and residential uses.
A second privately owned park is the North Heights Recreation area. This neighborhood
park was developed and is maintained as an amenity for the surrounding North Heights
subdivision by the North Heights Homeowners Association.
B) Developed Elementary School Sites
Two schools, Four Peaks Elementary and McDowell Mountain Elementary, have been
constructed within the Town and each has a campus that includes facilities for active
recreation. Existing facilities at these two sites include; (1) softball I baseball fields, (1)
youth baseball field, (1) multi-purpose field, (4) half basketball courts, (2) tennis courts,
(1) sand volleyball court, and miscellaneous play equipment. Public use of these
facilities is limited.
C) High School Site
D)
The Fountain Hills Junior/Senior High School was completed in August 1992, and
opened in September 1992. A gymnasium with basketball and volleyball courts, and an
interscholastic football/soccer field, with a running track, is part of the Junior/Senior High
School campus. Discussions between the Town and the School District have been
conducted relating to the potential for joint use of these facilities.
Proposed Municipal Parks
Golden Eagle Park will be the Town's first developed park facility. At the present time
the site is undeveloped. Funding for the initial development of the park has been
secured.
Preliminary concept plans for Golden Eagle Park suggest a variety of facilities including
baseball/softball fields, soccer/multi-purpose fields, basketball courts, volleyball courts
and playgrounds.
E) Golf Course
F)
The 18 hole Fountain Hills Golf Course is a privately owned facility that is open to the
public for play. In addition to being a recreation resource for golfers, its location within a
residential neighborhood and adjacent to Saguaro Boulevard makes it a visual amenity
for the general public.
Undeveloped Wash Corridors
As a result of the Town's location within the foothills of the McDowell Mountains there is
a network of natural drainage channels or washes extending through the community.
These washes are typically undeveloped although some do contain utilities and utility
easements. These drainage corridors are currently owned by MCO Properties. There is
currently no legal requirement that mandates these washes remain as open space in
Town of Fountain Hills General Plan 6-2 March 12, 1998 DRAFT
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perpetuity. This network of undeveloped washes provides the community with
significant natural open space. It also provides an opportunity for the development of
trails and walkways that are not adjacent to the Town's system of streets and roads.
The washes provide opportunities for the community to enjoy the natural plants and
wildlife of the Sonoran Desert.
G) Designated Bike Lanes
Within the Town there are several streets with sufficient width and capacity to include
designated bicycle lanes. At the present time these streets are not striped and marked
as required for official bicycle route designation. The Parks and Recreation Department
and the Planning and Zoning Commission are currently investigating the potential for the
development of a more comprehensive bicycle lane system.
H) Other Facilities
The development of several other facilities has been initiated by citizens residing within
the community. The most significant of these is a small desert botanical garden. This
garden is located on a parcel of land that is owned by MCO Properties, but developed by
the Fountain Hill Women's Club.
In summary the Town of Fountain Hills, with its magnificent natural setting and spirited citizens,
has a wealth of resources to draw on in the development of a comprehensive park, recreation,
and open space system. This system, like the Town as a whole, is currently in its infancy. It
must grow and mature if it is to achieve its full potential.
6.2 PROBLEM IDENTIFICATION
There are several problems currently associated with the Town's park, recreation and open
space system. These include:
A) A Lack of Developed Municipal Facilities
B) Fountain Park's Longevity
C) The absence of a Comprehensive, Long Range Park, Recreational Facility, and
Open Space Plan
D) The Absence of Established Funding Mechanisms
E) Municipal Control Over Drainage Corridors
F) Long-Term Treated Effluent (Reclaimed) Water Use Plan
G) A Lack of Indoor Recreational Facilities
These problems are not insurmountable. Indeed the adoption of this General Plan represents an
important first step towards their resolution. Each of these problems is discussed below.
Town of Fountain Hills General Plan 6-3 March 12, 1998 DRAFT
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A) A Lack of Developed Municipal Facilities
B)
C)
D)
The Town of Fountain Hills currently owns one park site located along Golden Eagle
Boulevard north west of the Fountain Hills High School. This park is the first and only
publicly owned park and is expected to be started in 1993. The Town does not manage
or control any areas of preserved natural open space. While the Town can, and does,
utilize private facilities and developed school sites for some of its programs, the absence
of municipal facilities places a severe limitation on the scope and number of programs,
activities, and recreational opportunities it can offer to its citizens.
Clearly, the ultimate park and open space system should not consist exclusively of
facilities that are owned and operated by the Town. Private facilities, school campuses,
and homeowner association managed recreation sites should also be components of the
system. The Town should take the lead, however, and design and construct those
improvements that are most appropriately developed and managed as municipal
facilities.
Fountain Park's Longevity
Fountain Park is an important landmark and a focal point and attraction of the
community. The park is privately owned and maintained by MCO Properties. There is
low-density residential zoning which will permit about 14 single-family lots to be built.
There is also commercial zoning in the southwest corner of park area and on the levee
in the southeastern portion of the park. Longevity of the park is dependent upon the
present or future owner of the park being willing to maintain the park.
The absence of a Comprehensive, Long Range Park, Recreational Facility,
and Open Space Plan
The adoption of this General Plan is important in that it articulates specific goals and
objectives related to parks, recreation and open space. It also identifies a land use
pattern that includes park and open space sites. As important as this General Plan is, its
purpose is not to be a long term, detailed plan for the development of parks, recreational
facilities, and open spaces. To accomplish the required development, a plan is needed.
The plan should identify specific real property and facility needs, identify the most
appropriate location for required facilities, and prioritize these needs so that they can be
incorporated into the Town's overall capital improvement program.
The plan should address not only those facilities and improvements to be constructed by
the Town but should also give consideration to facilities that can and should be
developed and operated by the private sector. An additional golf course is an example
of such a facility.
The Absence of Established Funding Mechanisms
In its brief history, the Town of Fountain Hills has had limited opportunity or need to
address the issue of funding for park development and open space preservation.
However, this issue has come to the forefront and in the future will need to be
addressed.
Town of Fountain Hills General Plan 6-4 March 12, 1998 DRAFT
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E)
Within the context of competing community priorities, a strategy that includes several
funding mechanisms for park development and open space preservation will be
necessary.
Municipal Control Over Drainage Corridors
The real estate associated with the network of drainage corridors and washes that cross
the Town is currently under the ownership and control of a private entity, MCO
Properties. While MCO has exercised stewardship over these natural areas, title to the
subject properties could be transferred to other parties.
Developed with pathways or left in a natural state, these drainage corridors represent
valuable open space and are an important amenity for the community. Appropriate
actions should be taken to enable the Town to provide for the long-term protection of
these drainage corridors.
F) Long-Term Treated Effluent (Reclaimed) Water Use Plan
Waste water collection, treatment, and disposal service is provided by the Fountain Hills
Sanitary District. The Sanitary District has contracted with MCO Properties to take the
treated effluent. MCO Properties uses the treated effluent to supply the lake in Fountain
Park and to irrigate Fountain Park. The amount of effluent exceeds the capacity of
Fountain Park.
As the community grows, the volume of effluent will increase. At the present time,
excess reclaimed water is being disposed of within the Town in a manner that does not
result in benefits to either the public or private sector. This practice represents a gross
utilization of reclaimed water. A long-term plan for disposal of effluent was prepared for
the Sanitary District in September of 1991. This plan discusses numerous beneficial
uses for the effluent. However, more effluent will be produced than can be beneficially
reused. Consequently, ground water recharge and/or discharge must be considered as
options to dispose of excess effluent.
The concept of utilizing reclaimed water for the irrigation of parks, golf course, medians,
and other landscaped areas is widely practiced in Arizona. The Town needs to work
closely with the Sanitary District and MCO Properties to ensure the implementation of
plans that identify the highest and best uses for the available reclaimed water.
G) A Lack of Indoor Recreational Facilities
Fountain Hills is experiencing a significant growth in its adolescent population. The
geographic location of the Town causes a distance barrier to activities and recreational
facilities. Facilities that provide activities and recreation for teenagers do not exist in
Town. Fountain Hills has a bowling alley, but lacks a movie theater, a hobby shop, or
other facility that is of interest to teenagers. A Recreation Center that will provide
activities and entertainment is desired in Fountain Hills.
In summary, the current problems associated with parks, recreation and open space, as
identified above, are solvable. Specific recommendations that will begin the process of solving
these problems are presented in section 6.4 -Planning Recommendations.
Town of Fountain Hills General Plan 6-5 March 12, 1998 DRAFT
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The Vision Statement, Goals and Objectives developed for the Parks, Recreation, and Open
Space Element of the Fountain Hills General Plan are presented in this section.
Vision: To enhance the quality of life by providing and maintaining safe, available and
accessible parks and recreation services that will meet the intellectual, cultural, fitness and
leisure needs of residents, and by maintaining a system of natural open space that supports the
biological diversity and enhances the visual character of the community.
Goal 1.0 Provide and maintain an open space network throughout the community.
Objective 1.1 Acquire or otherwise protect the existing arroyo areas within the platted portions
of the community as permanent open space.
Objective 1 .2 Evaluate all arroyos in unplatted areas and develop policies for encouraging
those areas to be rezoned to the Open Space (OS) Zoning District, in
cooperation with the land owners.
Objective 1.3 Develop criteria to establish an open space inventory.
Objective 1.4 Encourage the connection of major open space with pathways, in the design of
public and private developments.
Objective 1.5 Develop community support for an open space acquisition and management
program.
Objective 1.6 Establish procedures for assessment of recreational/open space needs and
impacts as part of reviewing new planning submittals.
Goal 2.0 Encourage design of recreational facilities or provisions which maximize their
potential multi-use benefits to the community.
Objective 2.1 Evaluate all arroyo areas which provide for drainage and sewer easements, and
determine the benefits of pathways that provide sewer maintenance access, in
addition to greater bicycle and pedestrian access throughout the community.
Objective 2.2 Identify the location of all existing and potential park sites which have the
potential of being developed as Town/School District joint use facilities.
Objective 2.3 Consider in all recreational facility planning the potential multi-use of the
improvements themselves, including multi-use playing fields or multi-use deck
surfaces.
Objective 2.4 Encourage the establishment of new partnerships between the Town, the School
District, and other public or private entity.
Town of Fountain Hills General Plan 6-6 March 12, 1998 DRAFT
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Goal 3.0 Provide regional continuity with our parks and open space network.
Objective 3.1 Encourage trail systems which link Fountain Hills with McDowell Mountain Park,
potential trail systems on both Indian Communities, and connection to the
McDowell Mountains and the City of Scottsdale pathways.
Objective 3.2 Coordinate with the City of Scottsdale for potential bikeway system along Shea
Boulevard, especially where new improvements have been or will be scheduled
in the future and study possible rerouting of a bike lane off of Shea Boulevard.
Goal 4.0 Promote community wide cultural and recreational activities which foster the
existing community spirit.
Objective 4.1 Plan and promote activities and facilities which celebrate Fountain Hills existing
and future commitment to the arts.
Objective 4.2: Analyze the benefit of large events and promote development of facilities which
address this opportunity.
Objective 4.3: Evaluate, prioritize, and accommodate the recreational needs for teens, seniors,
and visitors.
Goal 5.0 Monitor available potential funding sources and seek additional local support
for the planning, acquisition, and development of facilities.
Objective 5.1: Acquire when possible county, state, or federal funding through available grants
or other financing mechanisms to assist in the acquisition of private land and in
the maintenance and enhancement of a park system.
Objective 5.2: Prepare a parks and recreation dedication program which provides incentives to
private parties to dedicate open space and recreation facilities.
Goal 6.0 Ensure proper protection of existing park facilities.
Objective 6.1: Identify methods of acquiring the Botanical Garden site to remain as permanent
open space and identify improvements for it.
Goal 7.0 Minimize ground water consumption in existing or future park or open space
areas.
Objective 7.1 Encourage the owners of reclaimed wastewater of the need to identify potential
disposal sites for treated effluent and plan for the distribution system required.
Objective 7.2 Maintain and promote the use of treated effluent in all new recreational facilities
and landscaped roadways.
Town of Fountain Hills General Plan 6-7 March 12, 1998 DRAFT
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6.4 PLANNING RECOMMENDATIONS
Provided below are ten planning recommendations related to parks, recreation, and open
space. These are general recommendations that will allow for, and facilitate the realization of
the Vision, Goals, and Objectives presented above.
The implementation of these recommendations will not in and of itself create a park, recreation,
and open space system. Additional and more detailed planning will be necessary. Their
implementation will, however, provide the Town with a framework within which a diverse and
appropriate park and open space system can be created.
The ten general planning recommendations are as follows and are not prioritized in any
particular order:
A)
B)
C)
D)
E)
F)
G)
H)
/)
J)
Ensure that Fountain Park Remains a Community Park
Develop Municipal Parks in addition to Golden Eagle Park.
Ensure the Protection of Drainage Corridors and Washes as Preserved
Natural Open Space
Develop Trails along Selected Wash Corridors
Strengthen the Existing Partnership between the Town and the School
District
Encourage Development of Additional Public Play Golf Courses
Encourage Private Dedications of Land as Permanent Natural Open Space
Encourage Private Development and Operation of Recreational Facilities
and Neighborhood Parks
Prepare a Plan for the Beneficial Use of Reclaimed Water
Prepare a Comprehensive Parks, Recreation and Open Space Plan
Each of these recommendations is discussed in greater detail below.
A) Ensure that Fountain Park Remains a Community Park
Fountain Park has for many years been perceived as the center of the Fountain Hills
community. It is a landmark that distinguishes the town from other surrounding
communities. Its facilities are widely used by residents and it has the potential to
accommodate new improvements and even greater public use.
The park's size and strategic location make it an economically viable candidate site for a
variety of other potential land uses. The development of the park site for other uses is
possible under current ownership and zoning conditions. If this were to occur, it would
result in a major loss to the community and would be a significant step backward at a
time when the community is working very hard to expand the size and scope of its park
system.
It is therefore recommended the Town work cooperatively and expeditiously with MCO
Properties to develop a strategy that will ensure the long-term protection of Fountain
Park.
Town of Fountain Hills General Plan 6-8 March 12, 1998 DRAFT
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B) Develop Municipal Parks in addition to Golden Eagle Park.
To adequately provide recreational opportunities to a growing population, it is
recommended that the Town develop municipal parks.
The proposed municipal parks should be geographically distributed throughout the
community. In addition to the centrally located Golden Eagle park site, it is
recommended that parks be developed in the following general locations:
• One park south of Shea Boulevard
• One park centrally located along the western boundary of the Town
• One park within the State Trust Land parcel (if and when this parcel is annexed
by the Town)
It is not the intention of the Town to assume that land will always be donated. Specific
negotiation with property owners for purchase, or exaction, will be determined at such
time as a specific site and the development plan for each area is known.
In addition to geographic distribution, the character of the proposed parks should be
varied as well. The facilities constructed at each site should respond to the physical,
natural, and amenity resources of the site and to the needs and preferences of the
surrounding residents. This approach will result in a diversity of park types ranging from
parks fully developed for active recreation to parks that include large areas of preserved
natural open space.
The implementation of this recommendation will provide the necessary physical space
within which a responsive community park system can be incrementally developed.
C) Ensure the Protection of Drainage Corridors and Washes as Preserved
Natural Open Space
D)
Within the developed portions of the Fountain Hills community, the network of
undeveloped drainage corridors and washes is the principal open space component.
This condition will likely remain true, in areas that are currently undeveloped, as new
subdivisions are constructed.
At the present time these drainage corridors are in private ownership. Due to the high
open space value associated with these corridors, it is recommended that the Town
develop a strategy that will ensure their preservation and protection as natural open
space.
Develop Trails along Selected Wash Corridors
An advantageous characteristic of the washes and natural drainageways that cross the
town is that they are linear. This attribute allows for their potential use as pedestrian
routes between various locations within the community. Trails constructed along these
corridors could also provide access from residential areas of the community to the
nearby McDowell Mountain Park.
Town of Fountain Hills General Plan 6-9 March 12, 1998 DRAFT
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E)
F)
G)
There are three washes that are principal candidates for trail development. These are
the Ashbrook Wash, the Colony Wash, and the Emerald Wash. If developed with trails
for pedestrians and possibly bicycles, they could function as safe and attractive
alternative routes between various destinations within the community. Spur trails could
be added to this primary trail network as determined to be appropriate by the
surrounding neighborhoods.
Strengthen the Existing Partnership between the Town and the School
District
Previous cooperation between the Town and the School District has allowed for the use
of school campuses and facilities for Town sponsored programs and events. This
existing partnership should be continued and strengthened.
The goals of the partnership should include avoidance of duplicate facilities and the
maximization of public access to all facilities and improvements constructed with public
funds. An example would be a potential partnership in developing a school/community
swimming pool.
Develop Additional Golf Courses
Within the context of the Town of Fountain Hills, golf courses are of particular
importance. In addition to providing a recreational opportunity for resident golfers, they
can also serve to enhance the attractiveness of the community as a winter home
location and winter vacation destination. The advantages of strengthening the tourism
component of the local economy are discussed elsewhere in this plan.
Encourage Private Dedications of Land as Permanent Natural Open Space
A successful park and open space system within the Town of Fountain Hills will be best
achieved if is the product of both public and private sector efforts. The Town should
encourage, support, and where appropriate require the dedication of private land as
preserved natural open space. This land need not be conveyed to the Town or other
public entity so long as its status as permanent natural open space is secured.
HJ Encourage Private Development and Operation of Recreational Facilities
and Neighborhood Parks
The development and operation of private recreational sites can enhance and expand
the recreational opportunities available to residents. Small neighborhood parks, which
are often inefficient for a municipality to operate and maintain, can be effectively
constructed by developers and operated by subdivision Homeowner Associations.
Town of Fountain Hills General Plan 6-10 March 12, 1998 DRAFT
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I) Prepare a Plan for the Beneficial Use of Reclaimed Water
A community issue that must be addressed is how to beneficially and cost effectively
utilize available reclaimed water. The most likely use for this resource is the irrigation of
parks and golf courses. Other uses, such as the irrigation of landscaped street medians
should also be considered.
The Fountain Hills Sanitary District or the contract owner of the reclaimed water needs to
prepare a reclaimed water use plan that identifies the projected volume of available
reclaimed water, identifies the location and annual demand of potential users, and
describes a distribution system for this resource is therefore recommended. When
adopted, this plan can be utilized in making capital improvement decisions.
J) Prepare a Comprehensive Parks, Recreation and Open Space Plan
The recommendations listed above, if implemented, will provide physical space for the
incremental development of park and open space systems that are capable of meeting
the needs of the growing Fountain Hills community. In addition to providing physical
space, however, it will be necessary to identify and articulate specific facility
requirements and program needs. The prioritization of these facilities and needs must
also be performed.
It is recommended that these tasks be accomplished with the preparation of a
Comprehensive Parks, Recreation, and Open Space Plan. When adopted, the plan can
be utilized as the basis for making capital improvement decisions.
In developing the specific implementation of a Comprehensive Parks Plan, consideration
should be given to starting implementation with a landscape beautification and passive
use program prior to developing actual facilities. Then only implement construction
facilities where immediate neighbors have come to a consensus on the uses acceptable
in the park.
Town of Fountain Hills General Plan 6-11 March 12, 1998 DRAFT
\
TOWN OF FOUNTAIN HILLS GENERAL PLAN Exhibit 11
6
SCOTTSDALE
SCOTTSDALE
g
NORTH 0 0.25 0.5 1.0
SCALE Of MILES
Town of Fountain Hills General Plan
--T--,
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I s ~-;; Atl I f, ..__________________ -----
SALT RIVER MARICOPA INDIAN RESERVATION
6-12
(1)
LEGEND
,-0 PROPOSED PUBLIC SCHOOL LOCATION
1tl' EXISTING PUBLIC SCHOOL LOCATION
-PROPOSED TRAILS WITI-IIN OPEN SPACE CORRIDORS
EXISTING TRAILS WITHIN OPEN SPACE CORRIDORS
D PUBLIC PARK
PRIVATE PARK
D GOLF COURSE
-PUBLJCL Y OWNED OR CONTROLLED OPEN SPACE
D PROPOSED OPEN SPACE * PROPOSED COMMUNITY PARKS
ACTUAL LOCATION AND AQUISITION OF
LAND FOR PROPOSED COMMUNITY PARKS
WILL BE NEGOTIATED IN FUTURE WITH EACH
LAND OWNER.
Future Parks,
Recreation and
Open Space Plan
March 12, 1998 DRAFT
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6.5 IMPLEMENTATION PROGRAM AND GUIDELINES
The Implementation Action Program for the Parks, Recreation and Open Space Element of the
Fountain Hills General Plan is presented on Table 6-1, Parks, Recreation and Open Space
Element Implementation Action Program. The table is presented under the following five
headings:
Action
Purpose
Timeframe
Initiation
Responsibility
Resources
Lists the action necessary to carry out the General Plan.
Identifies the intent of accomplishing that particular action.
Establishes the target 5-year priority within the 20-year planning
horizon for implementation of the action.
Assigns the elected or appointed public body, agency, group,
individuals or volunteers principally responsible to initiate the
implementation action.
Lists potential funding, Town staff, volunteer or other community
resources necessary to carry out the implementation action.
The Parks and Recreation Commission should review and provide recommendations to the
Town Council for revising the following Implementation Action Program on an annual basis in
order to continue to pursue implementation of the Fountain Hills General Plan in an
expeditious manner. The Parks and Recreation Director and staff-person responsible for
General Plan implementation should monitor the status of each implementation action
throughout the year and provide a general recommended framework to the Planning and Zoning
Commission for annually updating the General Plan's Parks, Recreation and Open Space
Implementation Guide.
Town of Fountain Hills General Plan 6-13 March 12, 1998 DRAFT
1.0
a)
b)
c)
d)
e)
2.0
r
Action
Prepare Comprehensive
Plan for Parks, Recreation
and Open Space.
Town Council
authorization for project.
Develop scope of work,
select and hire consultant.
Public hearings.
Adoption of Plan by Town
Council.
Implementation of Plan.
Appoint staff member or
citizen to act as liason
between Town and School
District.
a) Prepare statement of
responsibilities.
b) Appointment by Town
Council.
,-.._
Table 6-1
Parks, Recreation, and Open Space Implementation Action Plan
Town of Fountain Hills General Plan
Purpose
Provide a basis for decisions
related to open space
acquisition and municipal
park and recreational facility
development.
Identify specific program
elements necessary to
accommodate park and
recreational facility needs
and preferences of Town
residents.
Strengthen the existing
informal relationship
between the Town and the
School District related to the
development and use of
joint-use facilities.
I m.e_lementation Framework
Timeframe (years)
1-5 6-10 11-15 16-20 Initiation Responsibility
•
•
Parks and Recreation
Commission, Town Council,
Town Manager
Parks and Recreation
Commission, Town Council,
Town Manager
Town of Fountain Hills General Plan 6-14
~
Resources
Fountain Hills General Plan, Parks
and Recreation Department Staff,
Planning Department Staff.
Fountain Hills General Plan, Parks
and Recreation Department Staff,
Planning Department Staff
March 12, 1998 DRAFT
3.0
4.0
5.0
r
Action
Negotiate and enter into
an agreement with MCO
Properties (conservation
easement, Purchase
Agreement, or other legal
instrument) to preserve
permanently the Botanical
Gardens.
Design and construct
Phase One Improvements
at Golden Eagle Park.
Acquire property
(purchase or long term
lease)required for the
development of a
community park system.
...-..,
Table 6-1
Parks, Recreation, and Open Space Implementation Action Plan
Town of Fountain Hills General Plan
Purpose
To ensure that the current
land use at the Botanical
Gardens is maintained in
perpetuity and to ensure
public access.
Provide facilities for basic
recreational programs that
currently cannot be
accommodated within the
Town.
Secure in a timely and cost
effective manner the land
required for the development
of a community park system
as defined by the General
Plan and the Parks,
Recreation and Open Space
Plan.
lm_e_lementation Framework
Timeframe (years)
1-5 6-10 11-15 16-20 Initiation Responsibility
•
•
• • •
Parks and Recreation
Commission, Town Council,
Town Manager
Parks and Recreation
Commission, Town Council,
Town Manager
Parks and Recreation
Commission, Town Council,
Town Manager
Town of Fountain Hills General Plan 6-15
.-...;,.. \
Resources
Fountain Hills General Plan, Parks
and Recreation Department Staff,
Planning Department Staff, Legal
Counsel
Fountain Hills General Plan,
Fountain Hills Parks, Recreation
and Open Space Plan (when
adopted), Parks and Recreation
Department Staff, Planning
Department Staff, Legal Counsel
Fountain Hills General Plan,
Fountain Hills Parks, Recreation
and Open Space Plan (when
adopted), Parks and Recreation
Department Staff, Planning
Department Staff, Legal Counsel
March 12, 1998 DRAFT
r
Action
6.0 Design and construct
municipal park facilities in
accordance with the
approved Parks,
Recreation and Open
Space Plan.
7.0 Incorporate into the plat
review process;
requirements, procedures,
and criteria for the
identification of significant
natural, cultural, and
amenity resources within
or impacted by proposed
developments.
s_o Incorporate into the plat
review process
requirements, procedures
and criteria for assessing
the recreational facility
needs of the residents of
the proposed subdivision.
~
Table 6-1
Parks, Recreation, and Open Space Implementation Action Plan
Town of Fountain Hills General Plan
Implementation Framework
Timeframe (~ears)
Purpose 1-5 6-10 11-15 16-20 Initiation Responsibility
Provide Town residents with Parks and Recreation
facilities and programs per Commission, Town Council
approved Parks, Recreation, • • • and Open Space Plan.
Provide the Planning and Parks and Recreation
Zoning Commission and the Commission, Town Council,
Town Council with Planning and Zoning
information required for a Commission, Town Manager
resource-based assessment • of proposed developments
and more specifically,
proposed open space
dedications.
Provide the Planning and Parks and Recreation
Zoning Commission and Commission, Town Council,
Town Council with Planning and Zoning
information required to Commission
establish, or waive, potential • requirements for privately
constructed and maintained
recreational facilities within
proposed subdivisions.
Town of Fountain Hills General Plan 6-16
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Resources
Fountain Hills General Plan,
Fountain Hills Parks, Recreation
and Open Space Plan (when
adopted), Parks and Recreation
Department Staff
Fountain Hills General Plan,
Fountain Hills Parks, Recreation
and Open Space Plan (when
adopted), Parks and Recreation
Department Staff
Fountain Hills General Plan,
Fountain Hills Parks, Recreation
and Open Space Plan (when
adopted), Parks and Recreation
Department Staff
March 12, 1998 DRAFT
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7.0 ECONOMIC DEVELOPMENT ELEMENT
The Economic Development Element of the Fountain Hills General Plan is an overview of
existing conditions based on the socioeconomic and demographic profile and identifies potential
issues or problems, visions, goals, opportunities and implementation program.
The population, household, housing, employment, trade, and development characteristics
presented are intended to describe the Town's evolving nature and define its current position as
it looks forward to the challenge of expanding its job, income, and tax base in the future to meet
the needs of its growing population. The population and household projections developed as a
part of this element directly underpin the plan discussed in Section 4.0 of this plan.
The Economic Development Element also provides guidance to the Town on what are
significant opportunities for new private investment and job growth.
Because of external market conditions, locational considerations, and community preferences,
the focus of this analysis of opportunities is on retail trade and services sector job growth
potential.
The Economic Development Element is organized in the following five sections:
7.1 Existing Conditions and Projections
7.2 Problem Identification
7.3 Visions, Goals and Objectives
7.4 Assessment of Economic Targets of Opportunity
7.5 Implementation Program and Guidelines
7.1 EXISTING CONDITIONS AND PROJECTIONS
The data and analysis presented in this section of the Existing Conditions Inventory and
Analysis is designed to provide maximum assistance in the process of making judgements
about existing and future growth patterns and economic opportunities. For many of the
economic indicators noted below, data is developed for Fountain Hills, Maricopa County, and
other jurisdictions as it may be relevant for comparative purposes. Federal, state, and Town
data, as well as Sunregion's own survey and proprietary data is utilized in developing this
detailed demographic and economic profile.
Town of Fountain Hills General Plan 7-1 March 12, 1998 DRAFT
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This section contains the following data:
A)
B)
C)
D)
E)
F)
G)
H)
I)
J)
K)
L)
M)
N)
Population Growth
Seasonal Population
Projected Population Growth
Household Income
Age Distribution
Housing Unit Growth
Distribution of Housing Units by Type
Year Round Housing Tenancy
Seasonal Housing Unit Count
Employment Distribution
Commercial Space
Leasable Commercial Space
Gross Commercial Space
Projected Gross Residential and Commercial Land Use Needs
A) Population Growth
Table 7-1 provides population counts for Fountain Hills, Scottsdale, and Maricopa County as
reflected in the Censuses of 1980, 1985, 1990 and 1995. The annual numerical and
percentage growth rates are presented and also graphically portrayed in the following chart.
Table 7-1
Resident Population Growth in Fountain Hills,
Scottsdale, and Maricopa County, April 1980 -1990
Year ',; -., .. 'fo·untaln 'Hills;~,., ... .::Scottsdale .. ",Maricopa County,.,:,::,
;.t,;:
*
•_: . L•Ji),;c=:;;:_~.w:~.,-:"f~:::-?.tfi::1Ropulatlori rt:1",..1t{f ~.,~~:¥r:i::;i~)~1:~: ~~-!-:~ -· t•-\_· •r-:;~_ei ~ ~< )., .•
1980 2,771 88 622 1,509,175
1985 5,792 108 447 1,837,956
1990 10,030 130,069 2,122,101
1995 14,146 168,176 2,551,765
·•--; .'-.·, i··· 'Averaae·Annual Pooulation Growth\'' ' ~,-. ,, .. . , . .•
1980-1985 550 1 3,605 59,778
1985-1990 942 2 4,805 63,143
1990-1995 743 3 6,929 78,121
1980-1995 734 • 5,133 67,264
'4~:riia;; ~ ti .. '-'f,;,l~f~\:.:~Average~Anriual:GrowthtRate);21~t~ni?}i~l:1£~t;Rit;,;,
1980-1985 14.3% 3.7% 3.6%
1985-1990 12.9% 4.1% 3.2%
1990-1995 6.5% 4.2% 3.4%
1980-1995 11.1% 4.2% 3.4%
1 Average annual growth from April 1980 to October 1985 (5 years and 6 months)
2 Average annual growth from October 1985 to April 1, 1990 (4 years and 6 months)
3 Average annual growth from April 1, 1990 to October 1995 ( 5 years and 6 months)
4 Average annual growth from April 1980 to October 1995 (15 years and 6 months)
Town of Fountain Hills General Plan 7-2 March 12, 1998 DRAFT
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B) Seasonal Population
Table 7-2 provides an estimate of the number of seasonal residents in Fountain Hills and
Maricopa County. The seasonal resident estimates for 1980 and 1990 are based on:
• The total number of housing units identified by the U.S. Census Bureau held for
seasonal, occasional, and recreational use; and,
• An estimate of 1.9 persons per seasonal housing unit. These seasonal population
estimates do not include guests, community residents, or individuals staying in
commercial lodging facilities.
C)
Year,
1980
1990
1995
Table 7-2
Seasonal Population
• : 'Fountain. HIii~ .. 'Maricopa County
369 36 239
978 73,500
1,662 31,743
Source: U. S. Census, 1980, 1990, and 1995; and the Town of Fountain Hills
Projected Population Growth
Table 7-3 provides historic and projected total, resident, and seasonal population figures for
Fountain Hills. These figures are based on the U.S. Census resident population count for
Fountain Hills, and Fountain Hills' projected seasonal household population. These population
projections assume the following:
• The Town has adequate amounts of zoned residentially-zoned land to support the
projected population growth estimated to occur by 2012, -but rezoning of some
properties will need to occur to address general plan considerations;
• There is adequate water to support the projected population growth;
• As a matter of policy the Town is willing to accommodate the projected population
growth;
• The rate of population growth during the entire projection period will be considerably
slower than in the 1980-1990 decade, in step with State and County projections;
• During the projection period the Town's population growth will represent an increasing
share of the County's population base; and,
• The population growth rate is projected to remain at current rates through the period of
1997-2000, and increase at a decreasing rate from 2000 to 2012. This growth pattern is
Town of Fountain Hills General Plan 7-3 March 12, 1998 DRAFT
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consistent with that projected by the Arizona Department of Economic Security for
Maricopa County.
. • '
Table 7-3
Projected Dwelling Unit, Vacancy, and Population Growth
for Fountain Hills
1990 -Buildout
,: -_:;·:·,, _,,,;_y •• ,,\
• ... . ;;~}~~;:-j, ·sFVacant5 ~ ,· MF ,. MFVacant5 . ' Total · ., , •, ,,· SFDU's ·· , ~ Units • · SF Pop. . DU's , Units MF Pop. DU's Total Pop
.. ..
' 1990 1 •• 3330 401 7714 1731 688 2316 5061
---1995,' ... 4888 492 10994 2170 581 3152 7058
.1998 . 5841 < 584 q 13142 2567 • 642 J 3812 8408
2000 , 6681 668 15032 3759 940 5582 10440
2005 • 8013 801 18029 4824 965 7641 12837
2010 8676 867 19521 4993 998 7909 13669
2012 8860 886 19935 5031 1006 7969 13891
...
Bulldout 9455 946 21274 5039 1008 7982 14494
Notes:
1990 and 1995 data taken from U. S. Census Bureau.
2 Reduction in single-family and sharp increase in multi-family units caused by differing unity type
classification methodology used by Town.
3 Multi-family vacancy rates for 1997 and 2000 assumed to be 25%.
2005 buildout assumed to be 20%.
4 Single-family vacancy rates from 1997 to buildout assumed to be 10%.
5 Vacant units include seasonal, occassional, recreationally-occupied units.
10030
14146
16954
20614
25670
27430
27904
29256
Town of Fountain Hills General Plan 7-4 March 12, 1998 DRAFT
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D) Household Income
Table 7-4 indicates that the residents of Fountain Hills have considerably more purchasing
power than the residents of Maricopa County. In 1990, both per capita and median household
income in Fountain Hills exceeded per capita and median household income reported for
Maricopa County by over 37 percent.
Year
1980
1990
1995
Table 7-4
Per Capita and Household Income in Fountain Hills
and Maricopa County
; Per Capita Income Median Household Income
..
Maricopa Cou~ty . Fountaifl Hills. Fountain Hills Maricopa County,
$12,430.00 $7,716.00 $25,050.00 $17,728.00
$20,551.00 $14,970.00 $42,231.00 $30,797.00
$19,978.00 $13,370.00 $49,373.00 $39,293.00
Source: U. S. Census 1980, 1990 and 1995
E) Age Distribution
( Age distribution data is provided in Table 7-5, Items to note are the decline in percentage of
persons age 55-64 between 1980 and 1990, and the increase in percentage of persons ages
25-34 and 35-44 in the same time period.
Table 7-5
Age Distributions and Median Age in Fountain Hills and
Maricopa County, 1980-1995
Aae Group Fountain Hills Maricopa Countv
1980 1990 1995 1980 ·1990 1995 -# % .. # % # %. -··· -% % %
5 & Under 147 5.3 800 8.0 702 5.0 8.9 9.6 7.7
6-17 453 16.3 1,342 13.4 2,258 16.0 19.2 16.7 19.2
18-54 1,293 46.7 4,901 48.8 6,624 46.7 50.9 53.6 53.1
55-64 528 19.1 1,355 13.5 1,821 12.9 9.4 7.6 7.4
65+ 350 12.6 1,632 16.3 2,741 19.4 11.6 12.5 12.6
TOTAL 2,771 100 10,030 100 14,146 100 100 100 100
Median Aae 40.7 40.0 43.5 29.7 32.0 33.3
l Source: U.S. Census, Maricopa Association of Governments, and the Town of Fountain Hills
Town of Fountain Hills General Plan 7-5 March 12, 1998 DRAFT
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F) Housing Unit Growth
Table 7-6
Projected Housing Unit Growth
In Fountain Hills to 2012
1990 5,061 3,972 1,089
1995 7,058 5,985 1,073
1998 8,408 7182 1226
2000 10440 8832 1608
2005 12837 11071 1766
2010 13669 11802 1867
2012 13891 11999 1892
Buildout 14494 12540 1954
AveraJ e Annual Housing Unit Growth
1990-1995 399
1995-2000 676
2000-2005 479
2005-2010 166
2010-2012 111
... Averai e Annual Housing.Unit.Growth .. ,;1'
1990-1995 5.65%
1995-2000 6.47%
2000-2005 3.73%
2005-2010 1.21%
2010-2012 0.79%
Source: Town of Fountain Hills
Note:
1 Seasonal Units are included within the vacant unit
count. Such units are classified as vacant by the
U.S. Census Bureau.
Town of Fountain Hills General Plan 7-6 March 12, 1998 DRAFT
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G) Distribution of Housing Unit by Type
As can be seen in Table 7-7, the housing stock in Fountain Hills contained a much higher
percentage of single-family detached homes than in Maricopa County in 1990. This is in spite
of the fact the single-family housing stock percentages were nearly identical in both areas in
1980.
Table 7-7
Percentage Distribution of Total Housing Units by Type and Mix
Single-Family and Multi-Family Homes, 1980 -1998
. ~ : , .. • -Fountain Hills Maricopa County ., ~
• Type of Unit • ,, 1980 · 1990 -• 1995 ... '"c"· 1998 _. .. 1980 1990 1995
S.F. Det. 1 61.8% 65.8% 69.3% 69.4% 61.1% 53.0% 58.0%
S.F. Att.' 9.2% 9.8% 9.8% 8.9% 6.0% 7.3% 7.0%
2-4 Units 21.9% 13.0% 13.0% 3.4% 5.8% 5.6% 4.5%
5+ Units 7.1% 10.6% 10.6% 18.2% 19.1% 23.8% 22.8%
MH & Other :.i 0.0% 0.8% 0.8% 0.1% 8.0% 10.3% 7.7%
Total 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0%
Source: U. S.Census, 1980 and 1990 and the Maricopa Association of Governments
Special Census of 1995.
Note:
1 Single-Family Detached
2 Single-Family Attached
3 There were only 2 mobil home/trailer units reported in the 1990 Census and 1995 Special
Census. Housing units in the "Other" classification are housing units which can not be
classified within the other housing classifications reported in the table.
Town of Fountain Hills General Plan 7-7 March 12, 1998 DRAFT
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H) Year Around Housing Tenancy
Table 7-8 discloses that the percentage of both owner-occupied housing units increased in
Fountain Hills from 1980-1995, while the percentage of renter-occupied units decreased.
During the same period, the overall vacancy rate in Fountain Hills showed a decline from 28%
to 21.5% to 18.9%, while the County's overall vacancy rate increased from 8.6 percent to 15.2
percent, eventually lowering to 10.4% in 1995.
Clearly, the reduction in the vacancy rate in Fountain Hills from 1980 to 1995 is a positive sign
for the residential construction market and indicates that excess inventory is being reduced.
However, the multitude of new multi-family units expected to be built between 1997 and 1999
may cause vacancy rates to raise, at least in the multi-family housing markets. The current
reduction in residential inventory is especially evident from the decline in the owner-and renter-
occupied vacancy rate in Fountain Hills from 17.7 percent to 5.1 percent.
Table 7 .. a
Year .. Round Housing Tenancy in Fountain Hills
And Maricopa County, 1980-1995
Expressed as a Percentage of Total Housing Units
...
Type of Unit •· : .. · Fountain Hills .. , . , Marico0a Countv • ..
•· .· .. ""' 1980 · • .'1990 .· ,. 1995 ,. • 01980 " ~~ 1990 . 1995':
.. .. ·~-~
Owner Occupied 57.4% 62.00% 67.8% 62.8% 53.7% 58.3%
Renter Occupied 14.6% 16.55% 13.3% 28.6% 31.1% 31.3%
Total OCCUDled .•••• ' .. ·72.0% 78.55% . -81.1% •-91".4% :.·._·x, '.84~8% 89.6%
Vacant For Sale and For 17.7% 9.70% 5.1% 5.6% 8.4% 5.0%
Rent Units
Units Awaitino Occupancv 0.8% 0.80% N/A 0.8% 0.9% N/A
Seasonal Units 6.3% 10.20% 13.0% 0.7% 4.0% 4.8%
Other Vacant Units 3.2% 0.80% 0.8% 1.4% 1.8% 0.6%
Total Vacant .. 28.0% 0 21.5% -~. ·18.9% -• · ·.8.5% 15.1% . 10.4%
Number Vacant 406 1,089 1,334 51,290 144,481 110,860
Number Occupied 1,045 3,972 5,724 544,759 807,560 957,730
Total Units • 1.451' .. 5.061 ---7.058 .. 596.049 952,041 1,068,590
Source: U.S. Census, 1980-1990; 1995 Special Census; and the Town of Fountain Hills
Town of Fountain Hills General Plan 7-8 March 12, 1998 DRAFT
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I) Seasonal Housing Unit Control
Table 7-9 presents the seasonal housing unit counts in Fountain Hills for 1980, 1990 and 1995.
As was noted earlier in this report, seasonal units are housing units which are occupied or
vacant but used by non-residents at the time of the Census.
Table 7-9
Seasonal Population Housing Units in Fountain Hills and
Maricopa County, 1980 -1990
Year -Fountain Hills Marlcooa Countv
1980 194 1 19,073 1
1990 514 38,684
1995 920 51,248
Source: U.S. Census, 1980-1990; 1995 Special Census and the Town of Fountain Hills
Note:
1 Includes units classified as seasonal, migratory, and units held for occasional use.
Town of Fountain Hills General Plan 7-9 March 12, 1998 DRAFT
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J) Employment Distribution
Table 7-10 provides the distribution of total employment in Fountain Hills by place of work, as
determined by Sunregion Associates, Inc. from a January, 1992 list of firms with business
licenses, and a telephone employment survey of businesses. The employment estimates in
Table 7-10 represent only employment within Fountain Hills.
The employment statistics in Table 7-10 include both self-employed (the vast majority of whom
work out of their homes), as well as wage and salary workers. Three industries, retail trade,
F.1.R.E. (finance, insurance, and real estate), and services account for 71.4 percent of all
employment in Fountain Hills, compared to 57.7 percent in Maricopa County.
The Fountain Hills "location quotients" presented in Table 7-10 are measures which show the
concentration of employment in each industry in Fountain Hills in relation to the concentration of
employment in the same industry in Maricopa County. In economic base analysis, a location
quotient greater than one means that an industry is a "basic" industry; that is, it draws money
into the community from outside. Industries typically viewed as basic industries include
manufacturing, mining, and tourism.
Table 7-10
Percentage Distribution of Total Employment in Fountain Hills
In Relation to Total Employment in Maricopa County
lndustrv ~ Fountain Hills Maricopa Countv _ Fountain Hills LQ. .
Aar. Services 1.2% 1.3% 0.92
Mininq/Quarrv 0.0% 0.2% 0
Construction 8.0% 6.9% 1.16
Manufacturina 6.0% 12.3% 0.49
Trans. Comm. Util. 2.0% 4.5% 0.44
Wholesale Trade 1.7% 4.9% 0.35
Retail Trade 30.2% 17.6% 1.72
Fin. Insur. Real Est. 14.9% 11.4% 1.31
Services 26.3% 28.7% 0.92
Government 9.7% 12.8% 0.76
Total . 100.0% . 100.6% ..
..
Total Emplovment ;_ ... ·::-I .• , 1,908 , ~ . , • ' . •· ' '
Source: Sunregion Associates, January 1992; and U.S. Department of Commerce
Bureau of Economic Analysis, October 1990 data for Maricopa County, 1988
average employment.
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K) Commercial Space
Table 7-11 provides an inventory of retail, office, and wholesale/business park space in
Fountain Hills as determined from Maricopa County Assessor's records and Town of Fountain
Hills building permit information. Table 7-11 does not include recreational space or public
school space. The square footage estimates include both owner-occupied and leased space.
Table 7-11
Historic Absorption of Industrial, Retail, Office, and Other
Commercial Space in Fountain Hills, 1971 Through 1991
Jan .. 1992. Ave. Annual Ave. Annual Ave. Annual
. Inventory . • Gross Sq. Ft . 1 Absorption \Absorption .,Absorpti~n .
..~; ~ 1971,;'1992 • • 1980-1992' • 1985-1992. -'·
Retail 384,423 18,306 21,950 36,310
Office 229,449 11 ,999 11,452 18,008
Wholesale/BP 211,347 10,064 12,648 17,658
Other Comm. 47,824 2,277 1,478 N/A
Total 873,043 42;646 , ·, 47,528 71,976 • ~'.
. . ..... . :,,Esti,mated · I ;'.';'.\Q~~~pi°~; j.;:'!:! -){ :~.•.:4 ~. ~{ -~ ..• ~ . . . : ::.:;/+;~, .·.\:~~ .:,. Gr~s~ e~r:L:. ,.-! -Occupied •• ,. Gross Sq~'.·Ft:-
Jan., 1992 3 Per C_aplta 4• ,•:· -_-::··-. -: .• ': ; Capita •·
.•
Retail 330,600 30.7 s.f. 384,423 35.7 s.f.
Office 215,700 20.0 s.f. 229,449 21.3 s.f.
Warehouse/Ind. 196,500 18.2 s.f. 211,347 19.6 s.f.
Other Comm. 47,824 s 4.4 s.f. 47,824 4.4 s.f.
Source: Derived from Maricopa County Assessor's Office Property Files,
and Town of Fountain Hills building permit data.
Notes:
1 From 1971 up to 1992, 21 years
2 From 1989 up to 1992, 12 years
3 Estimates by Sunregion Associates, Inc. based on field estimates.
4 Resident population 10,780
5 Church buildings and hospital
Town of Fountain Hills General Plan 7-11 March 12, 1998 • DRAFT
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L) Leasable Commercial Space
Table 7-12 provides some comparative data based on 1990 leasable space square footages in
Maricopa County as well as retail square footage statistics for Scottsdale and Tempe.
Tale 7-12
Leasable Square Feet Per Capita, Retail, Office,
And Industrial Space, January 1990
"' Maricopa Countv • Sauare FeetGross . Per Cacita Occupied .
Retail 27.2 23.6
Office 18.6 14.3
Industrial 21.0 16.5
Scottsdale Retail 52.0 46.0
Tempe Retail 33.5 26.4
Source: Arizona State University, Grubb & Ellis Real Estate Report;
and Sunregion Associates, Inc.
M) Gross Commercial Absorption Projection
The gross commercial absorption projections provided in Table 7-13 below are keyed to the
resident population projections previously presented in Table 7-3. Further, the projections
assume 34 square feet of retail space per capita, instead of 35.7 square feet to account for a
more realistic long-term vacancy factor, 21.3 square feet of office space per capita, 19.6 square
feet of business park space per capita, and 4.4 square feet of other commercial space activities
such as church expansions.
Table 7-13
Projected Commercial and Business Park Gross Building Area
Square Footage Demand in the Town of Fountain Hills, 1992 -2012
Period Retail ·' ott1ce Warehouse/ 1 • Other
Industrial Commercial
1992-1995 63,240 39,618 36,456 8,184
1995-2000 153,612 96,233 88,553 19,879
2000-2005 157,590 98,725 90,846 20,394
2005-2010 171 ,258 107,289 98,725 22,163
2010-2012 69,700 43,665 40,180 9,020
Total 615,400 385,530 354,760 79,640
New and 998,823 614,980 551,141 127,464 Existinq
Source: Sunregion Associates, Inc.
Note: 1 Includes wholesale, warehouse, and industrial activities.
Town of Fountain Hills General Plan 7-12 March 12, 1998 DRAFT
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N) Projected Land Use Needs
Based on data and analysis developed earlier in the planning process, this section of the
Economic Base/Economic Development Element of the Fountain Hills General Plan provides
a direct foundation for estimating housing and employment land use needs in the years ahead.
In this scenario, future demand is projected for housing by type, and for employment acreage
based on an analysis of past trends and likely future events. This scenario identifies:
• Residential land use mix needs, in acres based on existing densities; and,
• Land use needs in acres for commercial and business park uses.
1) Projected absorption of Net Developable Residential -The alternative range of projected
residential acreage needs identified in Table 7-14 was determined from the housing unit
growth projections previously presented in Table 7-6. The housing units projected for
each land use designation midpoint from .5 units per acre to 10 units per acre as noted
in Table 7-14. These projections do not include recreational or public education land
use needs.
Table 7-14
Projected Absorption of New Developable Residential Acreage in
Fountain Hills By Land Use Designation Midpoint, 1998 -2012
2011-2012 222 116 23 28 6.3
2013-Buildout 603 374 73 92 3.8
Total "
Absorbed
, . Acres ,·, ..
Source: Town of Fountain Hills
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2) Projected Commercial Land Use Needs-Table 7-15 converts the commercial and
business park square footage estimates previously presented in Table 7-13 into acreage
requirements. The acreage estimates are based on lot coverage factors of .15 for retail
trade, .30 for office, .35 for business par, and .1 0 for other commercial.
Table 7-15
Projected Gross Commercial/Industrial Acreage Needs
In Fountain Hills, 1992 -2012
•· : ' : ·-: . -~ ;, Warehouse/, .:
. .·. ,>•
~-~
~-•:' -~-.,_ .... : ·.• :,.;;.-·.
Other"Commercial Period ;:. :-~., Total ~-. Retail · .. Office· , .. , 'Business ' ·park .• : , .. -~ . , • . . ,.; --~ -, . • ~:;
: . , .?c ·. .• ; .. '
1992-1995 17 10 3 2 2
1995-2000 41 23 7 6 5
2000-2005 43 24 8 6 5
2005-2010 45 26 8 6 5
2010-2012 19 11 3 3 2
Total Add. 165 94 29 ,-, ·23 .•· 19
Source: Sunregion Associates, Inc.
7.2 PROBLEM IDENTIFICATION
The Economic Development issues identified by the community in the first series of community
workshops, the results of input received from the individuals and groups interviewed, and the
inventory and analysis of existing conditions, provide a comprehensive understanding of the
current problems or weaknesses relative to the economic development of Fountain Hills.
A) Lack of Freeway Access or Closeness to Sky Harbor Airport
Fountain Hills is remote in both aspects with a minimum of thirty to forty-five minutes
travel time to Sky Harbor Airport. This is in contrast to other valley communities where
freeway access is immediately available and Sky Harbor is adjacent to or within a ten to
thirty minute commute.
B) Small Immediate Market Area
This is primarily due to the existing population of Fountain Hills, but secondarily a result
of having two indian reservations, a 20,000 acre regional park, and a mountain range as
its community borders.
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C) High Property Tax
The total primary, secondary, and miscellaneous property tax assessment in Fountain
Hills is over $14 per $100 of assessed evaluation which is considerably higher than in
most other nearby jurisdictions with the exception of the Town of Gilbert and some
portions of central Phoenix, according to Table 7-16. This condition results from the tax
load to service the bond indebtedness incurred when the Special Districts were created
to develop the infrastructure. The tax load attributable to the old Road Districts will be
phased out near the end of the decade.
The goal of any community, vis-a-vis the localities it competes against for business
investment and job creation, should be tax load "invisibility." By this we mean a
community does not need to strive for a position as the lowest tax jurisdiction; rather, it
should endeavor to rank somewhere in the middle.
Unfortunately, as Table 7-17 reflects Fountain Hills is in the position, vis-a-vis its
northeast metropolitan area neighbors, of having one of the highest combined property
tax rates. This was exacerbated in 1992 with the addition of the new Junior/Senior High
School as part of the Fountain Hills Unified School District. This could, in fact, establish
the Town near the top of the property tax list. However, it is anticipated that the
Junior/Senior High School will attract additional families in sufficient numbers to offset
the increased bond servicing costs by increasing the tax base proportionately.
The Town definitely will be well served by assessing its alternatives and relative reliance
on existing as well as potential revenue sources for its capital and operating expense
needs.
Town of Fountain Hills General Plan 7-15 March 12, 1998 DRAFT
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Fountain Hills Property Tax Breakdown
School District: 1992 1993 1994 1995 1996 1997 %+/-
Fountain Hills Primary 4.3774 4.2887 5.0253 5.5039 4.9634 4.9759 0.25
Secondary 1.6648 1.5067 1.7625 1.6937 2.6733 2.1742 -18.67
East Valley Inst. Tech. Sp. District 0.0292 0.0308 0.0705 0.0554 0.0693 0.1616 133.19
Fire District Sp. District 1.1466 1.3079 0.9040 0.9781 0.9397 0.9826 4.57
Road District Sp. District 0.7281 0.7114 0.7350 0.5624 0.2626 0.3186 21.33
Sanitary District Sp. District 2.1857 2.0671 2.1183 1.9097 1.8590 1.8983 2.11
Town Paving Project Secondary 0.4343 0.4714 0.4337 0.3852 0.3192 0.3036 -4.89
Maricopa County:
County Primary 1.5143 1.6039 1.0548 1.7694 1.6880 1.6354 -3.12
Secondary 0.1741 0.1409 0.1878 0.0032 0.1464 0.1575 7.58
Community College Primary 0.7459 0.7938 0.8532 0.8934 0.9455 0.9772 3.3500
Secondary 0.0943 0.0572 0.0000 0.0000 0.1675 0.0704 -57.97
Flood Control 0.4447 0.3901 0.3632 0.3632 0.3332 0.3425 2.79
Library 0.0444 0.0426 0.0417 0.0417 0.0099 0.0421 325.25
Central Arizona 0.1400 0.1400 0.1400 0.1400 0.1400 0.1400 0.0000
Project
( Vol. Fire District 0.0082 0.0099 0.0104 0.0107 0.0108 0.0109 0.93
Arizona State: 0.4700 0.4700 0.4700 0.4700 0.4700 0.0000 -100
TOTAL 14.2020 14.0324 14.1704 14.7800 14.9978 14.1908 -5.38
Eagle Mtn. CFD 0 0 0 0 0 3
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Town of Fountain Hills General Plan 7-16 March 12, 1998 DRAFT
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Table 7-17
Comparative Municipal Property Tax Ratios
Municipality ' P. V. ·, Chandler Tempe Phoenix Ftn.
(District) ' ; ~ Scottsdale Mesa (Union) (Union) Gilbert Hills '\I.
Unified School Primary 4.3390 5.2475 5.1959 5.1725 5.8816 8.2709 5.0895 4.9759
Secondary 1.5526 4.0772 3.3196 2.1231 2.0852 3.2782 4.1897 2.1742
EVIT School Sp. District 0.1616 0.0000 0.1616 0.1616 0.1616 0.0000 0.1616 0.1616
Citv/Town Primary 0.6480 0.0000 0.3600 0.0000 0.5731 0.9386 0.0000 0.0000
Secondary 0.9032 0.0000 0.9700 0.0000 0.8269 0.8814 1.2500 0.3036
Soecial Assessments * * * * * * * 3.1995
Total Local Tax 7.6044 9.3247 10.0071 7.4572 9.5284 13.3691 10.6908 10.8148
County Taxes
County Primary 1.6354 1.6354 1.6354 1.6354 1.6354 1.6354 1.6354 1.6354
Secondary 0.1575 0.1575 0.1575 0.1575 0.1575 0.1575 0.1575 0.1575
Community College Primary 0.9772 0.9772 0.9772 0.9772 0.9772 0.9772 0.9772 0.9772
Secondary 0.0704 0.0704 0.0704 0.0704 0.0704 0.0704 0.0704 0.0704
Flood Control District 0.3425 0.3425 0.3425 0.3425 0.3425 0.3425 0.3425 0.3425
Librarv 0.0421 0.0421 0.0421 0.0421 0.0421 0.0421 0.0421 0.0421
Central Arizona 0.1400 0.1400 0.1400 0.1400 0.1400 0.1400 0.1400 0.1400
Proiect
Fire Dist. Assistence 0.0109 0.0109 0.0109 0.0109 0.0109 0.0109 0.0109 0.0109
TOTAL* 10.9804 12.7007 13.3831 10.8332 12.9044 16.7451 14.0668 14.1908
*Cities special assessments vary by property location.
Source: Arizona Tax Research Foundation and Maricopa County Finance Department
Town of Fountain Hill General Plan 7-17 March 12, 1 998 DRAFT
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D) Sales Tax
The Town of Fountain Hills adopted a 1.2% sales tax, which was effective on May 1,
1995. As of January 1, 1998, the Town has collected $5,692,314 in sales tax revenue.
This sales tax revenue has been largely responsible for a July 1, 1997 Town General
Fund Balance of $4,877,477.
E) High Retail and Service Expenditure Leakage
In spite of the importance of the retail trade and services industries in Fountain Hills,
there is considerable expenditure leakage from the Town. It is estimated that during
1992 69% of residents' retail expenditures, and 72% of expenditures for services, are
made outside the Town. The largest leakages occur for automobile purchases, health
services, department store purchases, eating out, home furnishings, and automobile
repair.
7.3 VISION, GOALS AND OBJECTIVES
Introduction
The Vision, Goals and Objectives developed for the Economic Development Element of the
Fountain Hills General Plan are presented below.
( Vision: Fountain Hills should maintain a primarily residential focus, but provide an attractive
location for clean industry, including a hotel or resort, appropriate retail and service businesses,
and potentially an arts focus within the Town Center to accommodate daily needs of the
residents and provide a pleasant place for visitors.
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Goal 1.0 Create a specific area master plan for the Town Center to coordinate public and
private efforts in creating a place of vitality for residents and visitors.
Objective 1.1 Identify viable locations, quantity and type of retail or services appropriate to the
Town Center.
Objective 1.2 Explore all feasible mixed-use concepts for individual sites within the Town
Center to encourage greater 24 hour occupancy in this area.
Objective 1.3 Determine immediate priorities for improvements to the streetscape.
Goal 2.0 Develop an Economic Development strategy for Fountain Hills.
Objective 2.1 Establish and maintain supportive interactions for the retention and expansion of
existing businesses, and facilitate communication and cooperation with the
business community.
Objective 2.2 Support the efforts of the local business community to create an Economic
Development Plan that promotes a diversified and growing local economy.
Town of Fountain Hills 7-18 March 12, 1998 DRAFT
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Objective 2.3 Establish a public/private economic development partnership and actively utilize
resources available from each for plan implementation.
Objective 2.4 Explore means by which a more even distribution of the local tax load can be
accomplished by utilizing specific types of taxes.
Objective 2.5 Attract new retail and service businesses, especially those in under-represented
categories, in order to help reduce expenditure leakages
Goal 3.0 Create a strong positive image for Fountain Hills to attract new residents and
businesses.
Objective 3.1 Identify and prioritize key landmarks, gateways, nodes and travel routes for new
improvements to enhance and express the community identity, including all
major arterials that intersect with Shea Boulevard.
Objective 3.2 Establish a cohesive community identity program through the enhancement of
major access points, major roadway streetscape design, public amenity areas,
design guidelines, and thematic character design of public and private
development.
Objective 3.3 Encourage quality residential and commercial development which embody all
issues recommended herein, whereas these developments become sub-
communities and must stand on their own as well as contribute to the whole.
Objective 3.4 Establish an aggressive marketing program to establish a positive image for the
Town of Fountain Hills as an ideal place in which to do business and to directly
market targeted industries.
Goal 4.0 Create an environment conducive to economic growth by providing the
necessary incentives and support to businesses and by eliminating cumbersome and
unnecessary regulations.
Objective 4.1 Revise and stream-line the zoning ordinance emphasizing flexibility in the types
of uses allowed in the commercial and industrial zones and encourage greater
use of performance standards as a more effective approach to regulating land
development.
Goal 5.0 Capitalize on and promote Fountain Hills as a respite from urbanization but with
the convenient access to metro Phoenix communities and the recreational destinations
of the rivers, lakes, or the mountain recreational areas.
Objective 5.1 Create attractions and services which are beneficial to those who are otherwise
"passing through", and develop a tourism strategy to promote enhanced tourism.
Objective 5.2 Demonstrate the opportunities of Fountain Hills to the potential destination resort
or small convention hotel developers.
Town of Fountain Hills 7-19 March 12, 1998 DRAFT
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Objective 5.3 Analyze the appropriateness of additional commercial activities along Shea
Boulevard, and whether commercial development, especially automobile-
oriented retail/service/restaurant uses, are compatible with the desired image the
Town desires to project to the 30,000 people per day that use Shea Boulevard.
Objective 5.4 Support State, local and private sector visitor industry organizations on their
promotional campaigns to encourage and strengthen the visitor industry.
Goal 6.0 Preserve land and infrastructure needed to support economic growth.
Objective 6.1 Prepare an infrastructure financing strategy and evaluate resources for
completing the roads, sewers, utilities and other basic services necessary to
support desired economic growth.
Goal 7.0 Coordinate between other governmental agencies.
Objective 7.1 Strengthen economic development program coordination with local cities and
federal and State economic development agencies.
7.4 ASSESSMENT OF ECONOMIC TARGETS OF
OPPORTUNITY
The retail and service business targets of opportunity identified below, stem from the market
analysis conducted as a part of the economic base research. We have taken into consideration
community input as well as Fountain Hills' economic development strengths and weaknesses
and our own professional experience and information from Sunregion's data base.
The Economic Development Problem Identification Section, and Strengths and Opportunity
discussion is intended to provide general information about the planning team's view regarding
Fountain Hills' business climate, labor force, quality of life, and general development climate in
order to help answer some very important questions:
• What factors in Fountain Hills' economy serve to encourage, or discourage, the retention
and expansion of existing retail and services business?
• What strengths or advantages are available in the community that would serve to
encourage new firms to locate in the Town?
• Similarly, what barriers or problems are present which might discourage firms from
locating or remaining in Fountain Hills? How many of these can be remedied? (See
section 7.2 for discussion on this issue).
Town of Fountain Hills 7-20 March 12, 1998 DRAFT
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This review focuses on the most important of the components listed below in answering the
questions posed above.
• Operating Expense Components.
• Operating Circumstance Components.
• Quality of Life Components.
Fountain Hill's particular interest should be in determining whether its strengths are
environmental (that is, shared with a number of other communities in the region [i.e., climate]),
or represent a unique opportunity which it can use to its advantage. With respect to problems,
again the focus of interest should be on whether they are environmental (couldn't be altered or
affected by the Town), or whether they are community-based, and subject to correction or
mitigation.
A) Major Retail/Service Business Strengths
The Town possesses several significant business locational strengths. These include:
1. Fountain Hills' pro-business atmosphere;
2. Its growing population and labor force;
3. A distribution of income skewed toward higher income levels;
4. A good K-12 school system;
5. A good mix of executive housing in a variety of price ranges.
With respect to its labor force, Sunregion's analysis indicates that as much as two-thirds of the
Town's employed residents presently commute to jobs outside the Town. Importantly, these
individuals constitute a large pool of potential employees for new employers or business
expansion within Fountain Hills.
Other strengths include:
6. The availability of a range of basic retail goods and services;
7. Good accessibility to major goods and services providers in Scottsdale and Mesa; and,
8. The aesthetic beauty of the Town and its environs.
Additionally, it is Sunregion's view that most business operating costs also are not significantly
higher in Fountain Hills than in other locations in the Valley, and thus pose no threat to the
expansion of existing business or the location of new business. All of these factors must be
viewed as positive features for business retention, expansion and attraction.
There are also other factors to consider. As we noted earlier in Section 7.2, there are significant
retail and services expenditure leakages from the Fountain Hills economy. While such a
problem can cause consternation in local government and the business community, on the
positive side these leakages provide opportunities for new businesses to serve underserved
markets.
Town of Fountain Hills 7-21 March 12, 1998 DRAFT
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Fountain Hills position in efforts to attract new and expanded business will also improve over the
longer term, to the year 2000 and beyond, as improved access via the completion of the Outer
Loop and Pima freeways occurs.
The Town's well known fountain has long been a scenic attraction to Valley residents and many
other visitors, but its economic impact contribution can be buttressed through additional steps.
In Sunregion's view the existing businesses along the Avenue of the Fountains would benefit if
more retail/services business could be encouraged to develop at the approach to the Avenue of
the Fountains, near Saguaro Boulevard.
B) Retail and Service Sector Opportunities
Community survey research undertaken by Sunregion indicates that Fountain Hills residents
feel the need for an additional variety of retail and service businesses in their community. The
most frequently mentioned needs are:
1. Department stores (i.e. K-Mart, Target, Wal-Mart, Ross);
2. Movie theater;
3. Restaurants (Chinese and other ethnics, Coffee Shop, High Quality);
4. Clothing stores;
5. Shoe repair services;
6. Sporting goods;
7. Improved quality of existing services.
Other mentions included:
8. Building materials (i.e., Home Depot);
9. Computer Warehouse;
10. Childrens' museum;
11. Youth center;
12. Miniature golf;
13. Equestrian activities;
14. Notions;
15. Medical specialties; and,
16. Discount pet products;
Sunregion has identified retail and service industry Targets of opportunity in Section 7.4.C.
These are based on several factors, including: an analysis of the retail and services sectors
where expenditure leakage is occurring; an assessment of the potential of businesses which are
not currently represented in Fountain Hills and, Sunregion's own independent judgment.
It is also important to emphasize that there may be other industries that have not been identified
which could also find Fountain Hills a profitable business location. Our list by no means
exhausts all the possibilities.
Further, it is beyond the scope of this assessment to provide detailed feasibility studies for the
opportunities identified. Our suggestions are based on the factors described above. Research
conducted by specific firms in these industries could indicate that Fountain Hills may or may not
meet all of their underwriting, market, and locational criteria.
Town of Fountain Hills 7-22 March 12, 1998 DRAFT
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C) Targets of Business Opportunity in Fountain Hills
New business opportunities which should be considered, as well as additional areas for
retention and expansion opportunity, are listed below. No judgements have been made
concerning whether or not these businesses are all compatible with community standards and
desires, although these are certainly important questions to consider.
1. Automobile dealership
2. Building materials/hardware & related merchandise
3. Home furnishings
4. Apparel stores
5. Restaurants
6. Health services
7. Barber shop
8. Commercial photography studio(s)
Other Retail:
9. Shoes
10. Books/stationary
11. Jewelry
12. Sporting goods
13 Gifts/novelties
14. Florists
Finally, although the opportunities mentioned above may prove to be more limited than others
noted elsewhere, we also feel that it would be beneficial to contact business operators in the
following areas as part of a broad-based marketing effort. These include: movie theaters; State,
county, or federal government administrative services offices; and, discount department and
variety stores (much of the retail expenditure leakage from the community could be addressed
with the location of such an establishment).
Generally speaking, efforts to attract these targets of opportunity should encompass carefully
crafted marketing information with a unified theme aimed at the leading firms in the metro area
and region. Key current demographic and economic data should be highlighted. Contacts
should be made with the real estate departments of the target firms. Important factors to
emphasize are the community's population growth, high median family income, educational
facilities, and proximity to other growing northeast Valley communities.
7.5 IMPLEMENTATION PROGRAM AND GUIDELINES
The Implementation Action Program for the Economic Development Element of the Fountain
Hills General Plan is presented on Table 7-18, Economic Development Implementation Action
Program. The table is presented under the following five headings:
Action
Purpose
Town of Fountain Hills
Lists the action necessary to carry out the General Plan.
Identified the intent of accomplishing that particular action.
7-23 March 12, 1998 DRAFT
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Timeframe
Initiation
Establishes the target 5-year priority within the 20-year planning horizon
for implementation of the action.
Responsibility Assigns the elected or appointed public body, agency, group,
individuals or volunteers principally responsible to initiate the
implementation action.
Resources Lists potential funding, Town staff, volunteer or other community
resources necessary to carry out the implementation action.
The Planning and Zoning Commission should review and provide recommendations to the
Town Council for revising the following Implementation Action Program on an annual basis in
order to continue to pursue implementation of the Fountain Hills General Plan in an
expeditious manner. The Director of the Community Development Department and staff-person
responsible for General Plan implementation should monitor the status of each implementation
action throughout the year and provide a general recommended framework to the Planning and
Zoning Commission for annually updating the General Plan's Economic Development
Implementation Guide
Town of Fountain Hills 7-24 March 12, 1998 DRAFT
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Action
1.0 Establish an Economic
Development marketing
team.
2.0 Develop a marketing
brochure which identifies
types of business and
financial assistance which
is potentially available to
small businesses locating
in Fountain Hills.
3.0 Establish a business
retention and expansion
program.
4.0 Based on Action #1,
contact individuals in
representative target
businesses.
a) Incorporate carefully
drafted marketing
information with a unified
theme aimed at the
leading firms in the metro
area and region
Town of Fountain Hills
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Table 7-18
Economic Development Implementation Action Program
Town of Fountain Hills General Plan
Pur.e_ose
To implement a target
business marketing plan.
To describe the Fountain
Hills market, re: size,
purchasing power, key sites
available for
development/lease, and
summary of business and
financial assistance
programs available.
To understand the needs of
community businesses
through a census study.
To interest the Real Estate
Department of the target
firms in Fountain Hills.
lm.e_lementation Framework
Timeframe (years)
1-5 6-10 11-15 16-20 Initiation Responsibility
•
•
•
• • • •
7-25
Chamber of Commerce,
Economic Development
Council
Chamber of Commerce,
Commercial Real Estate
Community
Chamber of Commerce
Commercial Real Estate
Community
~
Resources
Chamber of Commerce,
Community Development
Department Slaff
Arizona Department of Commerce,
Arizona Corporation Commission
Securities Divisions, Real Estate
Community
Community Development
Department
Chamber of Commerce,
Community Development
Department
March 12, 1998 DRAFT
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Action
5.0 Develop a strategy for
coordination with
economic development
offices of adjacent
jurisdictions.
6.0 Formal presentation to
prospects.
Town of Fountain Hills
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Table 7-18
Economic Development Implementation Action Program
Town of Fountain Hills General Plan
Pur.e_ose
To establish a local area
policy and business
development network.
Create and update
marketing materials.
lm_e,lementation Framework
Timeframe (years)
1-5 6-10 11-15 16-20 Initiation Responsibility
•
•
7-26
Chamber of Commerce,
Economic Development
Council
Chamber of Commerce
""'
Resources
Chamber of Commerce
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8.0 APPENDIX
8.1 Support Documents
The following reports were prepared by the VSA planning team as part of the General Plan
Process, and contain further detai! than is reported in the General Plan on their specific subject.
VSA, General Plan Report #1 -Identified Issues, March, 1992
VSA, General Plan Report #2 -Existing Conditions Analysis, March, 1992
VSA, General Plan Report #3 -Visions, Goals and Obiectives, April, 1992
Town of Fountain Hills General Plan 8-1 March 12, 1998 DRAFT