HomeMy WebLinkAboutRes 2017-33RESOLUTION NO. 2017-33
A RESOLUTION OF THE MAYOR AND COUNCIL OF THE TOWN OF FOUNTAIN
HILLS, ARIZONA, AMENDING THE TOWN OF FOUNTAIN HILLS 2010 GENERAL
PLAN LAND USE PLAN.
WHEREAS, the Town of Fountain Hills 2010 General Plan (the "General Plan") was adopted by the
Mayor and Council of the Town of Fountain Hills (the "Town Council") on January 7, 2010 and ratified by the
qualified electors of the Town on May 18, 2010; and
WHEREAS, Figure 11 of the General Plan, "Land Use Plan", sets forth the land use designations for all
real property within the corporate limits of the Town; and
WHEREAS, the Town Council desires to amend the "Land Use Plan" with respect to the privately -
owned parcels of land, as depicted in Exhibit A, attached hereto and incorporated herein by this reference; and
WHEREAS, public hearings were advertised in the November 22, 2017 and November 29, 2017
editions of the Fountain Hills Times pursuant to ARIZ. REv. STAT. § 9-461.06; and
WHEREAS, public hearings were held by the Fountain Hills Planning and Zoning Commission on
December 7, 2017, and by the Town Council on December 19, 2017.
NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE TOWN OF
FOUNTAIN HILLS as follows:
SECTION 1. That the General Plan "Land Use Plan" is hereby amended with respect to the privately -
owned parcels of Adero Canyon, as depicted in Exhibit A.
SECTION 2. If any provision of this Resolution is for any reason held by any court of competent
jurisdiction to be unenforceable, such provision or portion hereof shall be deemed separate, distinct and
independent of all other provision and such holding shall not affect the validity of the remaining portions of this
Resolution.
PASSED AND ADOPTED BY the Mayor and Council of the Town of Fountain Hills, Arizona,
December 19, 2017.
FOR THE TOWN OF FOUNTAIN HILLS
REVIEWED BY:
Grady Mil er, wn Manager
ATTESTED TO:
Bevelyn J. e der,/ own Clerk
APPROVED AS TO FORM:
Fredda J. Bisman, Town ttorney
EXHIBIT A
TO
RESOLUTION NO. 2017-33
[Adero Canyon Phase II Major General Plan Amendment]
See following pages.
PHOENIX 77018-3 417558v2
PHASE Il
Maior General Plan Amendmen!
August 28, 201
2nd SUBMISSION: September 19, 2017
3rd SUBMISSION: September 21, 2017
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Town of Fountain Hills, Arizona
'roll 93rothers
America's Luxury Horne Builder'
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SWABACK PARTNERS pllc
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Toll Brothers Inc. (on behalf of Adero Canyon II, LLC)
8767 E. Via de Ventura
Suite #390
Scottsdale, AZ 85258
T: 480-596-5815
Contact: Mr. Jeff Nielsen, Director of Land Acquisitions
Berry Riddell LLC (Land Use Attorney)
6750 E. Camelback Rd. Suite #100, Scottsdale, AZ 85251
T: 480-682-3902
F: 480-385-2757
Contact: Ms. Wendy R. Riddell, Esq.
• Swaback Partners (Planning and Design)
7550 East McDonald Drive, Scottsdale, AZ 85250
T: 480.367.2100
F: 480.367.2101
Contact: Mr. Jeffrey Denzak, Design Partner
• Sustainability Engineering Group, LLC (Civil Engineering)
8280 E. Gelding Dr. Suite 101, Scottsdale, AZ 85260
T: 480.588.7226
Contact: Ali Fakih
Adero Canyon - General Plan Amendment
PROJECT INFORMATION 3
All included photographs, graphic exhibits, precedent photographs, illustrations, and/ or sketch imagery are conceptual in nature and not
intended to be specific design. They are intended to provide visual examples and aspirations of the intended design and development outcome.
Adero Canyon -General Plan Amendment
TABLE OF CONTENTS 5
1. Introduction 127
a. The Applicant
b. Adero Canyon
C. The Proposed Major General Plan Amendment (GPA)
2. Site Conditions p 12
a. Slope Analysis
b. Major Vegetative Cover
C. Drainage Streams and Water Ponding
3. Development Objectives p 22
a.
Design Philosophy
b.
Land Uses Conditions
C.
Grading Standards
d.
Sewer System
e.
Water System
f.
Circulation /Streets Plan
g.
Open Space Improvements
4. Positive Impact on Fountain Hills p 34
a. Population and Schools
b. Traffic and Streets
C. Public Utilities
d. Trails & Trailhead Access
e. Fire and Life Safety
5. Compatibility with the General Pian p 36
Adero Canyon - General Plan Amendment
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SECTION 1- INTRODUCTION 7
I . INTRODUCTION
a. The Applicant
Toll Brothers has entered into an agreement with Adero Canyon II, LLC (the current
property owner) to purchase the remaining undeveloped lands within Adero Canyon.
This agreement is contingent on all associated approvals and Town agreements
necessary to allow Toll Brothers to secure new entitlements based on the following
refined development plan for the community. As such, Adero Canyon II, LLC has
legally granted Toll Brothers the authority to submit this General Plan Amendment
(GPA) as well as the associated documentation.
Based on the above parameters, Toll Brothers is the identified "Applicant" of this GPA
document. Toll Brothers, a publicly traded company on the New York Stock Exchange
(NYSE), is a national industry leader in building high-end luxury oriented master plan
communities. This award winning Fortune 500 company is well known for embracing a
dedicated commitment to quality, customer service and design excellence. For the past
three years in a row, Toll Brothers has been ranked the #1 home builder Worldwide on
the Fortune Magazine "World's most admired companies" list.
Toll Brothers has developed numerous successful and award winning communities
throughout the Phoenix Valley over the past two decades. Lead by Bob Flaherty,
Division President, Toll's core focus has been in North Scottsdale and the northeast
valley and has resulted in several celebrated communities such as Windgate Ranch,
Saguaro Estates and most recently Talon Ranch. Toll Brothers is very familiar with Adero
Canyon. Over the past three years, Toll Brothers has contracted with Adero Canyon II,
LLC on the purchase of two key parcels within Adero Canyon (Parcels 1 and 7). These
two neighborhood enclaves (Hawkeye and Stoneview) are currently being developed
by Toll brothers, including several active home sales. The initial development effort has
been very successful. Toll Brother's model home at Stoneview- "The Sullivan" (a neve
residence designed specifically for the Adero project) was recently awarded the Home
of the Year Award by the Pacific Coast Builders Conference for planning, home design
and construction excellence. "The Parker", Toll's second model at Adero was also
awarded a Grand Award. The winners were selected from over 600 entries worldwide.
"This Home of the Year should be applauded and serve as a standard
for all as an example of not compromising design and showing what's
possible in housing today".
PCBC Design Jury, July 2017
Toll Brothers looks to expand on this success with the proposed refined development
strategy for Adero Canyon.
Adero Canyon - General Plan Amendment
b. Adero Canyon
Adero Canyon (formerly referred to as Eagle
Ridge North) is a 432 acre box canyon adjacent to
the McDowell Mountains with exceptional views
of the southeast valley.
In 2014,MCO Properties coordinated with theTown
of Fountain Hills and submitted a redevelopment
plan, that was approved by the Town and became
the basis for the recently completed initial phase
of site improvements on the property as well as
the first three neighborhood enclaves currently
being built -out (two Toll Brothers neighborhoods
and a Camelot Homes neighborhood of single
family attached homes).
Over the past three years, the elite custom home
buyers continued to evade the housing market.
National housing trends continue to show that the
market for large custom estates has dwindled and
concurrently, new home buyers are looking for
smaller homes, homes with less maintenance and
lock and leave housing options. These trends also
align with what's been occurring in the Phoenix
Va I I ey.
SECTION 1- INTRODUCTION
Based on Toll Brothers' national experience,
particular knowledge of Phoenix housing trends
and their current commitment to Adero Canyon,
Toll believes that the proposed development
plan will position Adero Canyon for significant
success over the coming years and become an
important brand asset for all of Fountain Hills.
Adero Canyon - General Plan Amendment
9
10 SECTION 1- INTRODUCTION
c. Proposed Major General Plan Amendment (GPA)
The proposed Major GPA encompasses 325 acres, (because it is greater than 80 acres, it triggers a
major general plan amendment - this includes an overall reduction in density - with shifting units
from one part of the property to another) or 75% of the total Adero Canyon property area. The
accompanying exhibits visually show the extent of the proposed amendment area highlighted in
red. The majority of the "core" area of the property (in white) is not part of the Major GPA area
and represents those areas that have been recently improved and part of current Toll Brothers and
Camelot Homes development and sales efforts. The Major GPA will again refine the residential
product mix within the boundaries identified and go from large custom hillside lots to a mixture of
more traditional housing products.
Specifically, this request is to amend the following:
1. Go from a currently approved unit count of 238 down to 235 units. A portion of these units
are shifting to the northwest area of the property where buildable areas are more conducive
(the total unit count, for both the Phase I PAD and the Phase II PAD (Phase II PAD is tied to this
GPA submittal) goes from 343 previously approved units down to 340 units).
2. Remove all the proposed custom lots up along the ridges (in the most difficult hillside terrain)
and place the majority of that land area within an open space category to remain natural
desert- totaling 167 acres, almost 51 % of the PAD area (40% of total development area) would
go from privately held land to preserved open space.
3. Reconfigure and reclassify residential land uses (including the semi -custom designation and
the townhome designation approved with the previous PAD) to better fit within the physical
context of the land as well as better align with home buyer preferences and market conditions.
The resulting plan puts in place a "Conservation Community", a strategy to group
development areas more closely together and, at the same time, dedicate a substantial
amout of perimeter property area (which in the case of Adero Canyon had been previously
planned for private ownership and development) to protected open space which allows
for the use as part of community trails and connectivity.
Conservation Communities are a fairly recent trend in the development industry and we think
this refined strategy for Adero Canyon aligns very well with the targeted buyer profile who is
passionate about living in special environments that include a significant amount of protected
open space.
4. Change Adero Parcel 9 and 10 totally to Open Space.
Adero Canyon -General Plan Amendment
EXISTING LAND USE:
VACANT
SCOTTSDALE
EXISTING LAND USE
SCOTTSDALE
PROPOSED LAND USE
Adero Canyon - General Plan Amendment
SECTION 1- INTRODUCTION 11
Fountain Hills
General Plan 2010 -
Existing Land Use
O SF/L - Single Family/Low
O SF/M - Single Family/Medium
MF/L - Multi-Family/Low
MF/M - Multi-Family/Medium
MF/H - Multi-Family/High
MF/C/L - Multi-Family/Condo Low
MF/C/M - Multi-Family/Condo Medium
® MF/C/H - Multi-Family/Condo High
C/R - Commercial/Retail
0 MU - Mixed Use
Churches
L - Lodging
I - Industrial
U - Utility
_ G -Government
_ S - Schools
_ P - Park
® GC - Golf Course
OS - Open Space
O OS - Scottsdale Owned Land
Vacant
11 Fountain Hills Boundary
■ ■ Jurisdictional Boundaries
Arterial ROW
® State Highway
12 SECTION 2 - SITE CONDITIONS
2. SITE CONDITIONS
a. Slope Analysis
The "Conservation Community" development
strategy provides a more sensitive approach to ra'
limiting impacts and focusing disturbance to the
least significant slopes. The accompanying slope
analysis identifies the range of slope categories;
throughout the Major GPA area. The flattest
land areas are in green and yellow and make `
up a significant portion of the newly proposed:r
development plan. The majority of the orange
and red areas (with the most severe slopes) were
previously planned for large private custom lots- j ;k
but in the new development strategy, will be part
of the open space framework.
LEGEND
Slope Category
0-10% Slope
10-20% Slone
20-30% Slopp
30%+ Slope
®
Phase 2 (Current Request) Major General
Plan Amendment (GPA) Boundary
scale: NTS
t,.
Adero Canyon -General Plan Amendment
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SECTION 2 - SITE CONDITIONS 13
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Adero Canyon - General Plan Amendment
14 SECTION 2 - SITE CONDITIONS
To put the associated slopes within the Major GPA Area into the proper
frame of reference, it is instructive to mention two important points
of how they are determined and quantified across the master plan.
First, a slope expressed as a percentage is a measure of the rise in
feet over a given horizontal length. For example, a 30% slope would
be ground that changes in elevation 3 feet for every 10 feet (3/10 =
30%). A common misconception is equating a 30% slope to a 30°
angle; they are not the same as depicted below:
grade _ _ angle
58% (30,00°) - incorrect!
40% (21.80°)
30% (16.700) -correct!
20% (11.310)
10%(5.710)
0%(0-)
The graphic above illustrates the difference between nomenclature
for slopes and angles.
While we present slopes in 10% increments, it is important to
understand that these areas equate to numeric angles roughly half
the numeric percentages and are, in fact, much closer to level ground
than many perceive.
Adero Canyon -General Plan Amendment
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This image captures the spectrum of slope conditions
on the property.
SECTION 2 - SITE CONDITIONS 15
Second, natural terrain in all slopes are
full of small slope anomalies. Swales, rock
outcroppings, erosion channels and the like
create isolated variances in slopes everywhere.
These anomalies are evident on the slope
analysis map. These natural anomalies can
create isolated areas where development
appears to encroach into higher slope areas,
where in fact, a portion of overall disturbance
quantities in these areas are actually higher -
slope anomalies and landform undulations in
flatter areas. It is impossible to quantify every
anomaly, but it is important to recognize their
abundance across the entire property.
Adero Canyon - General Plan Amendment
16 SECTION 2 - SITE CONDITIONS
b. Major Vegetative Cover
Per Article 1 of the Subdivision Ordinance, all
saguaro cacti over three (3) feet in height as well
as significant vegetation and rock outcroppings
will be identified. Landscape plans will call for the
use of all salvage plants along rights of way, trails
and sidewalks, neighborhood entries and common
areas as a critical component of the overall project
execution. The Applicant has taken great care to
identify special site features and incorporate them
into the overall design framework.
LEGEND
Saguaro - Paloverde mixed scrub Association
Brittlebush - mixed scrub Association
�■� Phase 2 (Current Request) Major Genera
Plan Amendment (GPA) Boundary
The adjacent exhibit is a Major GPA area view
of the Biotic Communities of Eagle Ridge North
Subdivision, Adero Canyon Il, LLC Properties,
Fountain Hills, Arizona, Prepared by Southwest-
ern Field Biologists - October 7996
scale: NTS
Adero Canyon -General Plan Amendment
SECTION 2 - SITE CONDITIONS 17
. . . . . . . . . . . . .
Phase
(NOT INCLUDED )
Adero Canyon - General Plan Amendment
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f. �' • . ' �", °;°i � I(f - �, tint . ' "find
n•.;wyK+l�(�::yf �r, •'ice 5����J � Y � ..YIT l'�+• `� ~� + N ����!/ eI' � +��
' ,�.S�,lt+tt���(��... '�" � f �, fir'►- ` .. _ •:C �, . ..
SECTION 2 - SITE CONDITIONS 19
c. Drainage, Streams & Water Ponding
The Applicant will work closely with the Town on an updated Drainage
strategy for the project that best aligns with the previous work done
on the property. All agreed upon drainage strategies and solutions
will be incorporated in the detailed engineering documents to be
submitted at time of pre -plat and final plat.
Existing major drainage channels shall remain as historically located
except that roads and utilities may be installed across such channels
as approved by the Town. Minor draws and drainage channels that do
not require US Army Corps of Engineers permits may be modified or
impacted. Where channel modifications are planned, the Applicant
shall obtain applicable Arizona Department of Environmental Quality
(ADEQ) and federal Environmental Protection Agency (EPA) permits
through the US Army Corps of Engineers. Structures and or lots shall
be arranged so as to minimize impacts to all drainage channels. The
100 -year storm shall be the basis for calculating setbacks. All best
practices shall be utilized for the design and integration of drainage
associated with storm water management.
Facilities for the collection of storm water shall be designed so as
to retain water safely and adequately for the maximum expected
storm water runoff volume equal to the difference between the pre -
development condition and the post -development condition for a 100 -
year storm (or for a small storm if that results in a higher difference).
No discharge shall exceed demonstrated predevelopment historical
flows from any drainage, and such facilities will be constructed in the
typical sequence of construction following the installation of utilities.
Adero Canyon - General Plan Amendment
20 SECTION 2 - SITE CONDITIONS
The following exhibit identifies the locations and
extents of intermittent streams and proposed
water ponding areas within the Major GPA area.
In addition the exhibit shows the overall existing
drainage, including the illustrated arrows that
indicate flow direction.
LEGEND
nw. Phase 2 (Current Request) Major General
Plan Amendment (GPA) Boundary
Intermittent Streams
— Drainage Direction
Proposed Detention Area
Potential additional detention area, if needed.
• Potential Drainage Area
Note: Detention basins to be sized only on specific drainage
requirements forAdero Canyon. Basins will not be oversized
and no land area will be set aside for additional uses.
scale: NTS
y
Adero Canyon -General Plan Amendment
SECTION 2 - SITE CONDITIONS 21
Adero Canyon - General Plan Amendment
22 SECTION 3 - DEVELOPMENT OBJECTIVES
3. DEVELOPMENT OBJECTIVES
Overview
The proposed Major GPA meets the standards as
set forth in the General Plan, Zoning Ordinance
and previous Settlement Agreement, except those
items identified herein. A Major GPA is triggered
due to the PAD being greater than the 80 acre
size threshold (this includes an overall reduction
in density - with shifting units from one part of the
property to another).
a. Design Philosophy
The refined direction for Adero Canyon will
continue to focus on incorporating a broader
spectrum of housing types. The reality moving
forward is that the market for large lot custom
home subdivisions will not be viable for several
more years. Recent development models in
desert hillside environments such as DC Ranch,
Silverleaf, and FireRock have shown that a
careful mix of varied residential product types
can help elevate the quality of a community as
well as ensure financial stability and sustainability
appealing to a broader market. The "conservation
community" plan for Adero Canyon moves away
from the exclusive custom lot scenario to one with
a mixture of unique and identifiable products in
neighborhoods that celebrate the best aspects of
diverse community building.
Adero Canyon -General Plan Amendment
The following principles will continue to guide
the planning, design and execution of the
community:
Focus on Quality
• Incorporate authentic timeless
architecture that reinforces the community
brand.
• Maintain a consistent design theme
• Create a unique community identity that
further elevates the reputation of Fountain
Hills
Light Touch on the Land
• Carefully balance development with
open space conservation
• Highly sensitive to natural topography
and landforms
• Maximize view corridors
• Limit disturbance into the native desert
landscape
Living Well Over Time
• Focus on long-term stewardship of the
land
• Integrated healthy living opportunities
with the outdoors
• Create lasting positive impressions for
homeowners and visitors
• Establish a financial model that's based
on long term success
Flexible Framework
• Introduce a more diverse product type
to meet market segmentation
• Anticipate future market changes and
trends
• Understanding changing buyer
demographics
SECTION 3 - DEVELOPMENT OBJECTIVES 23
Adero Canyon - General Plan Amendment
24 SECTION 3 - DEVELOPMENT OBJECTIVES
b. Land Use Description
Land uses have been refined and sited for the proposed Major GPA by balancing three key objectives:
1. Remove all large lot custom home sites along the ridges and perimeter of the property and
replace the majority of that area with a designation of open space.
2. Infill additional buildable areas on the property in and around the basin floor, closest to
Eagle Ridge Drive. This will include a range of semi -custom homes as well as the townhomes which
will likely take the form of duplexes similar to the Camelot paired homes being constructed on the
property now as well as similar paired homes that Toll has developed at the Overlook at Firerock.
3. Remove the planned multi -family unit parcel adjacent to the Ridge House Welcome Center
and put that land area into the open space conservation easement. Associated units will be re-
distributed to planned areas associated with the semi -custom units and the townhome units.
SINGLE-FAMILY/LOW DENSITY RESIDENTIAL (1.0-2.0 DU/ACJ
The Single-Family/Low Density Residential categorydenotes areas where single-family neighborhood
residential development is desirable and all urban services are available or can be provided.
SINGLE-FAMILY/MEDIUM DENSITY RESIDENTIAL (2.0-4.5 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.
OS - OPEN SPACE
This land use category includes most drainage corridor/wash areas and dedicated or proposed
open space areas, including the Open Space areas proposed.
Adero Canyon -General Plan Amendment
Adero Canyon - General Plan Amendment
SECTION 3 - DEVELOPMENT OBJECTIVES 25
..............
scale: NTS
scale: NTS
26 SECTION 3 - DEVELOPMENT OBJECTIVES
C. Grading Standards
Each newly proposed neighborhood enclave has been walked by the Applicant, the Land Planner
and the project Civil Engineer. The organization of roadway layouts and associated building pads
has been carefully crafted to limit impacts to significant landforms throughout the development.
The "Conservation Community" development strategy, which results in removing a substantial part
of the property from private ownership and moves it into open space and also entails located
development in more central locations. Like the PAD previously approved, some degree of cut and
fill waivers will be required to execute the Conservation Community development strategy. The
Applicant will coordinate with the Town as part of the Development Agreement to establish the
parameters of the necessary waivers for cut and fill. Note, between terraced walls, the "terraced"
area can be up to a 3:1 slope for fills and a 2:1 slope for cuts. Maximum cut of a natural slope up
to 10' or greater dependent on the stability of the materials excavated, and shall be as prescribed
by the Town Engineer.
The applicant will work closely with the Town on an updated Grading strategy for the project that
best aligns with the previous work done on the property. All agreed upon grading strategies and
solutions will be incorporated in the detailed engineering documents to be submitted at time of pre -
plat and final plat.
d. Sewer System
The Town is in possession of the Master Wastewater Plan dated November 6, 2013; prepared by
the civil engineers. As part of the associated improvement strategies for the new PAD, the Applicant
will coordinate with the Town on the preparation of an updated Master Wastewater plan based
on current as built conditions. The updated Plan and associated system will be designed per the
specifications of the Fountain Hills Sanitary District (based upon 100 gallons per person per day) for
gravity fall with SDR 35 PVC pipe at flow velocities at or below l OFPS. No ductile iron pipe or lift
stations are currently anticipated based on preliminary review. The Fountain Hills Sanitary District
and the City of Scottsdale have confirmed that Adero Canyon is within their service areas and that
existing plant capacities are sufficient to serve the wastewater plan for Adero Canyon and the total
number of units previously approved.
The applicant will work closely with the Town on an updated Sewer strategy for the project that best
aligns with the previous work done on the property. All agreed upon sewer strategies and solutions
will be incorporated in the detailed engineering documents to be submitted at time of pre -plat and
final plat.
Adero Canyon -General Plan Amendment
SECTION 3 - DEVELOPMENT OBJECTIVES 27
e. Water System
The Applicant will work closely with the Town on an updated Water strategy for the project that best
aligns with the previous work done on the property. All agreed upon water strategies and solutions
will be incorporated in the detailed engineering documents to be submitted at time pre -plat and
final plat. Adero Canyon contains four pressure zones which will be served by two reservoirs.
Existing Reservoir
Future Eagle Ridge North Reservoir
Along with booster pump stations and pressure reducing valves to regulate minimum and maximum
system pressures, each reservoir will serve maximum daily demand and peak hourly demand based
upon design criteria established by EPCOR, including fire flow demand at 2 hours for residential
uses and at 3 hours for non-residential uses. Hydrants will be placed in accordance with appropriate
regulations and will be reviewed and confirmed with the Fountain Hills Rural/Metro Fire Department.
The final design of the water system will be prepared per design specifications of EPCOR (and the
IBC Plumbing Code) and subject to the approval of the Town.
Adero Canyon - General Plan Amendment
28 SECTION 3 - DEVELOPMENT OBJECTIVES
f. Circulation/Streets Plan
A traffic impact study was prepared previously in
2013 when the project's overall density was proposed
(and subsequently approved by the Town) to increase
from 171 units up to 343 units. The new PAD area
consists of a total of 238 existing units and a proposed
total number of units at 235. This overall decrease
in density does propose a shift in the location of a
significant portion of the units to the northwest portion
of the property where land areas are more conducive
for development. The Applicant will prepare a new
traffic study as part of the overall planned development
in order to clearly understand any associated impacts
on traffic, street design and overall circulation. The
following exhibit has been highlighted with the
proposed locations of new roadways. The Eagle
Ridge Drive extension will be designed as a public
right-of-way and the technical data (out puts) from
the new Traffic Study and coordination with the Town
will determine its street classification as well as its
proposed design speed. All other roads planned
for direct neighborhood access will be private roads
maintained by a property owner's association and will
be designed to standards based on the Traffic Study
and Town's input.
Wash crossings shall be shown on plats and bridges
may be con -arch design and/or culverts so long
as designs incorporate concrete bottoms or sandy
bottoms with rip -rap under the sand and along the
sides as necessary.
LEGEND
mmPhase 2 (Current Request) Major General
Plan Amendment (GPA) Boundar}
•�� Private Road
Public Road
Neighborhood Entry Gate
Access to Scottsdale Mountain Estates
Public Access Easement
Note: To Enhance community aesthetics and avoid unnecessary concentrations of storm water collection, roadway
curbs may be rolled or 11'; 18" or 24" ribbon style on all public and private streets at the discretion of the
Applicant except where rolled or vertical curbs are necessary for storm water management. Temporary on -street
parking shall be permitted on all private streets on the non -sidewalk side of the street so as to permit the safe
passage of emergency vehicles. For Hillside Local Roads, minimum horizontal curve length shall be 50'. New
street names to be provided by Applicant and shall replace previously submitted. On street 90 degree parking
shall be provided on private streets within the townhomes.
scale: NTS
Adero Canyon -General Plan Amendment
SECTION 3 - DEVELOPMENT OBJECTIVES 29
Adero Canyon - General Plan Amendment
SECTION 3 - DEVELOPMENT OBJECTIVES 31
g. Open Space Improvements
The most significant amenity throughout the community is the natural setting of the McDowell
Mountain Preserve. The master plan will incorporate natural open space as a major land component
with approximately 40% of the land to be left in its natural state. Future improvements to the
property will focus attention on landscape treatments and consider impacts to the environment.
The "conservation community" plan identifies the general strategy for integrated paths and trails
throughout Adero Canyon and how they may link to existing facilities outside the property. The
final implementation of paths and trails will balance privacy issues associated with homeowners
and accessibility opportunities for the public. The plan on the following pages presents three small
private neighborhood amenities and three notable public facilities as follows:
Eagle Ridge Trail
Meandering natural trail of stabilized decomposed granite extending from the end of current
improvements to a future trailhead at the northern end of Adero Canyon and will generally
follow the large natural wash through Adero Canyon.
Adero Canyon Trailhead
A public trailhead complete with water and restroom facilities will be constructed and maintained
by the Town of Fountain Hills at the northern end of the Eagle Ridge Drive extension in the
McDowell Mountain Preserve. The construction of Eagle Ridge Drive will be done in multiple
phases. The Applicant will provide public access to the trailhead cul-de-sac following completion
of the next phases of Eagle Ridge Drive. This access will include a paved extension of Eagle Ridge
Drive from the end of current improvements to the trail head cul-de-sac, as defined by the
Development Agreement.
Adero Canyon - General Plan Amendment
32 SECTION 3 - DEVELOPMENT OBJECTIVES
Open Space Improvements
LEGEND
Neighborhood Gateway & Southern
Trailhead Access
* Trailhead
Eagle Ridge Dr. Paved Improvements
4 Eagle Ridge Trail
(on one side of Eagle Ridge Dr. meandering class A concrete, b'
wide)
(meandering path, with street connections at bridges & intersections)
.....> Regional Trail Access
OS Open Space
Note: All other hillside local roads to have 6' concrete sidewalks
on one side only. Provide WIN due to road steepness, curves,
reduced lot areas, road lengths per Development Agreement.
scale: NTS
:�FOUNt.A.
Adero Canyon -General Plan Amendment
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34 SECTION 4 - POSITIVE IMPACT ON FOUNTAIN HILLS
4. POSITIVE IMPACT ON FOUNTAIN HILLS
The projected residents/home owners associated with the "conservation community" development
plan will be more socially and economically diverse attracted to the mix of housing product in the
new plan rather than the single custom -home product in the original plan. The new plan will
appeal to a broader age bracket with some working professionals, some families, some active
empty nesters and some retirees.
Population & Schools
Based on the target markets for each product type, it is estimated that the population within the
Adero Canyon development upon completion will increase Fountain Hills resident population by
approximately 750 +/- people. It is anticipated that the market for these household units will be
mature families with some young children generally. The impact to child population in the Fountain
Hills School District will be minimal (70+/-).
Traffic and Streets
As part of the proposed GPA and associated PAD, the Applicant will complete Eagle Ridge Drive to
the "top" of the property where the Town's proposed trailhead is envisioned.
Public Utilities
Conversations with managers at EPCOR, the Fountain Hills Sanitary District, Southwest Gas, and
Salt River Project indicated that existing utility infrastructure capacities are sufficient to serve the
revised Adero Canyon master plan without negative impacts to offsite plant capacities or existing
transmission lines. The project also contemplates extending services from Cox Communications and
Qwest.
Adero Canyon -General Plan Amendment
SECTION 4 - POSITIVE IMPACT ON FOUNTAIN HILLS 35
Trails & Trailhead Access
The Major GPA will enable Adero Canyon to commence sooner than it otherwise would with the
existing land plan. This will ensure that financial resources presently available to the Town will not
be lost before they expire. The addition of the Eagle Ridge concrete trail will dedicate an additional
public amenity not provided in the existing plan.
Fire & Life Safety
Fire and ambulance service can reach all of Adero Canyon, including Phase II, within an 8 -
minute response time, serviced by the existing Fire Station 1. The new Fire Station 2, located at the
northwest corner of Shea Boulevard and Fountain Hills Boulevard on land that was provided by the
current owner of Adero Canyon Phase II, will place the entrance to Adero Canyon within a 5 -minute
response zone and will provide additional service to all of Adero Canyon.
TOWN OF FOUNTAIN HILLS a°`�
4�J
FIRE STATION 1 & STATION 2 -(FUTURE)
5 MIN & 8 MIN ZONE
Adero Canyon - General Plan Amendment
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Adero Canyon - General Plan Amendment
36 SECTION 5 - COMPATIBILITY WITH THE GENERAL PLAN
5. COMPATIBILITY WITH GENERAL PLAN
Role of the General Plan and Relationship to Adero Canyon
The Fountain Hills 2010 General Plan provides a focused and comprehensive vision
for guiding community growth through meaningful development. In many ways, the
Adero Canyon Phase II development will directly promote many of the long-term goals
and objectives outlined in the General Plan.
Pursuant to the guidelines established by the General Plan, any proposed amendment
to the General Plan 2010 may not result in an adverse impact to the community as a
whole. Public participation shall be encouraged for any proposed amendment to the
General Plan 2010 and all legal requirements shall be met. Through the achievement
of many of the goals and objectives of the General Plan, these criteria are met and will
ensure positive impact of the development on the community.
Adero Canyon -General Plan Amendment
Fountain Hills
— General Plan 2010 —
Existing Land Use
O SF/L - Single Family/Low
SF/M - Single Family/Medium
MF/L- Multi-Family/Low
MF/M-Mull!-Family/Medium
MF/H - Multi-Family/High
MF/CIL - Multi-Family/Condo Low
® MF/C/M - Multi-Family/Condo Medium
MF/CIH - Multi-Family/Condo High
C/R- Commercial/Retail
® MU - Mixed Use
Churches
L - Lodging
I - Industrial
U - Utility
_ G - Government
® S - Schools
_ P - Park
® GC - Golf Course
OS - Open Space
OS - Scottsdale Owned Land
vacant
11 Fountain Hills Boundary
Jurisdictional Boundaries
Arterial ROW
® State Highway
Specific examples of how the proposed Major GPA aligns with
the Town's General Plan includes the following references to
the major elements, goals, and objectives highlighted in the
Town's guiding document.
Land Use Element
Goal Five: "Protect and preserve existing neighborhoods from
incompatible adjacent land uses."
Objective 5.2: "The Town should continue to preserve
open space and natural washes as buffers
between and within zoning districts."
Adero Canyon is surrounded by open space except for
an intended connection to Copperwynd. This proposed
Major GPA will further accommodate the preservation of
open space.
SECTION 5 - COMPATIBILITY WITH THE GENERAL PLAN 37
Adero Canyon - General Plan Amendment
s
SECTION 5 - COMPATIBILITY WITH THE GENERAL PLAN 37
Adero Canyon - General Plan Amendment
38 SECTION 5 - COMPATIBILITY WITH THE GENERAL PLAN
Goal Six: "Continue to preserve open space and maintain
strict guidelines for the conservation of
natural resources."
Objective 6.1: "The Town should continue to preserve
steeply sloping hillsides, wash areas, and
tracts of contiguous open space."
Objective 6.3: "The town should maintain linkages
in the form of pedestrian paths, visual
corridors, and interconnection to public art."
Objective 6.4: "The Town should continue to consider
additional opportunities to connect its open
space/trail system with the Maricopa County
McDowell Mountain Regional Park regional
trail system in a manner that protects natural
assets, minimizes potential environmental
degradation and discourages motorized
vehicular traffic."
The proposed amendment enhances the provisions
of open space in several ways including; expanded
native desert areas, greater accessibility to open
space through an interconnected trail system
and special park features in close proximity
to neighborhoods.
Adero Canyon -General Plan Amendment
Growth Areas Element
Goal Three: "Encourage the development of a variety of
housing tyRes."
Adero Canyon Phase 11 is planned as a diverse set of residential
options driven by an existing gap in the housing market. The
current housing mix in Fountain Hills consists primarily of low
and high-income homes with little in the middle. Adero Canyon
Phase 11 will promote a balanced variety of housing types that are
sensitive to the character of the community. Housing styles will
include townhomes, custom home sites and semi -custom homes
among a natural desert setting with an abundance of open space.
The current land use designation of the site is Single Family
Low Density. Adero Canyon Phase 11 is designed to respect the
existing land use designations through a variety of housing
options that correlate with the current blend of densities on the
land use map. The proposed GPA does not seek to deviate from
the existing residential category, rather the goal is to seek the
designation of Single Family Low/Single Family Med., which will
allow for the preservation of a significant areas of open space.
Objective 3.1: "The Town should encourage creative solutions
for topographically challenging sites."
The proposed amendment illustrates a thoughtful and sensitive
solution for incorporating a variety of housing types within Adero
Canyon including semi -custom homes and townhomes. The
proposed land use has been organized in a highly sensitive manner
based on careful consideration of slopes, drainage, landform, and
topography.
SECTION 5 - COMPATIBILITY WITH THE GENERAL PLAN 39
Adero Canyon - General Plan Amendment
40
Goal Six: Encourage developments that preserve and
protect natural resources.
Objective 6.1: The Town should encourage
development, revitalization and redevelopment
projects that set aside dedicated preservation areas.
Response: Through the preservation of several acres of
dedicated open space, this proposal respects and
preserves the natural resources and desert
environment of the McDowell Mountain Regional
Park. Accessibility to the open space will
be encouraged through the development of
an interconnected trail system and special park features
located in close proximity to neighborhoods.
The preservation of open space is a key design theme to
the Adero Canyon Phase 11 development and will promote
the achievement of this objective. Over 167 acres of open
space are incorporated into the Phase 11 Major GPA area,
51% of the PAD area. The open space areas will create
significant, natural buffers between the homes and the
adjacent McDowell Mountain Regional Park to promote
land use compatibility and enhance the character of the
community.
Circulation Element
Goal Three: "Provide for and encourage the use
of non -vehicular modes of circulation."
Objective 2.3: "The Town should develop standards for
bikeway systems along the roadway as
well as develop standards for
pedestrian trails adjacent to open space
corridors."
The proposed amendment provides the framework
for a carefully orchestrated path and trails system
that will link the specific parcel neighborhoods as
well as non -motorized connectivity to the entire
surrounding areas.
Adero Canyon -General Plan Amendment
Objective 3.1: The Town should ensure that new
developments include provisions for pedestrian and/
or bike paths where appropriate, and
that those pathways are a component of development
plans.
Response: The proposed Major GPA provides the
framework for an interconnected trail system that will link
the homes to the adjacent preserve as well as the Town
center. Non -vehicular modes of transportation are
encouraged through the incorporation of abundant
open space and paths, which will provide the opportunity
for alternative transit, recreation and fitness.
The sensitive planning of open space and trails
will elevate the quality of life for residents and the
greater community.
41
Adero Canyon - General Plan Amendment
42 SECTION 5 - COMPATIBILITY WITH THE GENERAL PLAN
Open Space Element
Goal One: "Provide and maintain an open space
network throughout the community."
Objective 1.3: "...encourage the connection of major
open space and contiguous open space with
pathways outside the wash corridors, in
the design of public and private
developments."
Objective 1.7: "...investigate the development of unpaved
trails within the Town limits that provide
opportunities for recreation, enjoyment
and use of the Sonoran Desert subject
to the appropriate findings and studies in
places where they have little impact on
residential developments and natural
wildlife."
The proposed amendment includes an interconnected path and
trail system that provides both internal pedestrian
access and linkage to the entire Adero Canyon Community.
The open space proposed will be a considerable asset for the
Town and community.
Goal Five: "Provide open space linkages within the Town,
and to the regional systems beyond its
boundaries."
Objective 5.1 : "...continue to encourage the development
of trail systems that link Fountain Hills
with McDowell Mountain Regional Park,
the City of Scottsdale trail system and
potential trail systems on both the
Salt River Pima-Maricopa Indian
Community and the Ft. McDowell
Yavapai Nation."
The proposed amendment includes an interconnected path and
trail system that provides both internal pedestrian
access and linkage to the surrounding regional
open space system.
Adero Canyon -General Plan Amendment
Water Resources
SECTION 5 - COMPATIBILITY WITH THE GENERAL PLAN 43
Goal One: "Reduce water usage."
Objective 1.3: "...The Town should encourage new and
revitalization projects to be designed in a manner that limits
water usage."
Response: The proposed Major GPA fakes careful consideration
of the wafer usage throughout the Site. Preserving open
space and implementing natural landscape and vegetation
within the neighborhood parcels is a critical design theme that
protects the natural environment and vegetation and thereby
reduces water usage. Through the preservation of over
half of the total site area as open space, the scale
of the development is sensitive to the delicate desert
environment and will promote the achievement of this goal.
Adero Canyon - General Plan Amendment
44 SECTION 5 - COMPATIBILITY WITH THE GENERAL PLAN
Environmental Planning Element
Goal One: "Promote the continued vigilance and
guardianship of the natural desert."
Objective 1.: "The town should continually update the
approved low water use plant list to ensure that
all plants on the list are suitable for the
community."
The Major GPA protects significant areas of
open space and native vegetation and celebrates
the Sonoran Desert through the integrated use
Of native and adaptive plants throughout the
community to blend with the natural setting of
Adero Canyon.
Response: This proposal directly responds to this
goal through the generous open space provision
and will protect the valuable resources of
the natural desert. Significant areas
of open space are incorporated into this design,
totaling over 767 acres, and will serve a variety of
functions, including recreation, drainage,
preservation and alternative transportation.
Adero Canyon -General Plan Amendment
"Invest wisely in beauty,
it will serve you all the
days of your life."
- Frank Lloyd Wright
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