HomeMy WebLinkAbout2019.0813.TCSM.AgendaPacket
KEYSTONE FOUNTAIN HILLS
Planned Area Development (PAD)
7550 E. McDonald Drive, Suite G, Scottsdale, AZ 85250
www.keystonehomesaz.com
Avenue of the Fountains and La Montana Road – Fountain Hills, AZ
First Submittal: April 4, 2019
Second Submittal: June 10, 2019
Third Submittal: July 8, 2019
pg. 1
Table of Contents
I. INTRODUCTION ..................................................................................................................................... 3
II. SITE AND SURROUNDING AREA ............................................................................................................ 3
III. PROPOSED REZONING....................................................................................................................... 4
IV. DEVELOPMENT PLANS ...................................................................................................................... 5
A. Site Plan............................................................................................................................................. 5
B. Architecture ...................................................................................................................................... 5
C. Amenity Areas ................................................................................................................................... 7
D. Landscaping ....................................................................................................................................... 7
E. Theme Walls, Entry Gates and Entry Monuments ............................................................................ 8
F. Public Art ........................................................................................................................................... 8
G. Schematic Town Round About Intersection ..................................................................................... 8
V. DEVELOPMENT STANDARDS ................................................................................................................. 8
VI. MISCELLANEOUS ............................................................................................................................... 9
A. Traffic ................................................................................................................................................ 9
B. Parking and Garages ......................................................................................................................... 9
C. Trash ................................................................................................................................................ 10
D. Grading, Drainage, Slopes, Cuts and Fills, Retaining Walls, Utilities ............................................... 10
E. Phasing ............................................................................................................................................ 11
F. Fountain Hills School Capacity ........................................................................................................ 11
G. Neighborhood Meeting ................................................................................................................... 11
VII. SUMMARY OF DEVIATIONS FROM TOWN STANDARDS ................................................................. 12
A. Parking ............................................................................................................................................ 12
B. Main Interior Drive Aisle ................................................................................................................. 12
C. Cut/Fill ............................................................................................................................................. 12
D. Retaining Walls ............................................................................................................................... 13
E. Trash ................................................................................................................................................ 13
F. Setbacks .......................................................................................................................................... 13
VIII. PROJECT TEAM ................................................................................................................................ 16
A. Owner / Builder ............................................................................................................................... 16
B. Engineer and Land Planning ............................................................................................................ 16
C. Landscape Architect ........................................................................................................................ 16
D. Zoning Attorney .............................................................................................................................. 16
IX. CONCLUSION ................................................................................................................................... 17
A. Summary and Request for Approval ............................................................................................... 17
pg. 2
Table of Exhibits
Exhibit # Description
1 Aerial
2 Site Plan
3 Preliminary Landscape Plan
4 Conceptual Public Art Plaza
5 Schematic Round About Intersection Concept (for discussion)
6 Preliminary Typical Building Pod Landscape Plan
7 Preliminary Wall Plan
8 Preliminary Entry Monument & Pedestrian Access Portal Renderings
9 Preliminary Landscape Existing Inventory Plan
10 Schematic Landscape Irrigation Plan
11 Preliminary Landscape Low Voltage Lighting Plan with Cut Sheets
12 Preliminary Photometric Site Plan
13 La Montana Street Scene
14 Conceptual Westby Street Scene & Grand Paseo Stroll-By Scene
15 Preliminary Floor Plans with 4-Sided Color Elevations and Building Materials
16 Preliminary Garage Plan and Elevations
17 Preliminary Color Scheme Selection Chart & Digital Color Scheme Boards
18 Conceptual Amenity Building Styling and Material Thumbnail Concepts
19 Preliminary Grading and Drainage Plan
20 Existing Slope Analysis
21 Preliminary Cut / Fill Map
22 Preliminary Utility Plan (Sewer and Water Plan)
23 Renter Occupied Households Parking Data
24 Preliminary Carport Information
25 Certificate of Occupancy Phasing / Move-in Sequence Plan
26 Fountain Hills Unified School District Adequate Capacity Letter
Attachment Fountain Hills Sanitary District Zoning Site Plan Technical Review Letter
Attachment Preliminary Drainage Report
Attachment Traffic Statement with Westby Drive Supplement
pg. 3
I. INTRODUCTION
Building on the reputation for creating high-quality neighborhoods and communities, Keystone Homes is
the homebuilder for approximately 16.08 gross (12.24± net) acres located at the northwest corner of
Avenue of the Fountains and La Montana Drive (the “Site”). Keystone is in escrow to acquire the Site and
develop it with a unique, innovative, high-quality residential community known as “Keystone Fountain
Hills.” Keystone Fountain Hills will contain 147 single-family style rental residences that will be an
attractive presence in the area and provide an innovative housing choice for Fountain Hills residents.
Keystone Fountain Hills represents a lifestyle choice, presenting future residents a unique living
experience and an alternative housing choice to the traditional options of single-family residences or
apartment complexes. These homes will cater to those seeking to live in a vibrant, resort-style amenitized
environment in a prime location near existing shops, restaurants, businesses, and grocery store. Keystone
Fountain Hills combines the best elements of residential single-family living with multi-family-like lease
terms and management. The combination of these elements creates a desirable residential option with
upscale features and spacious indoor/outdoor living areas maintained by a professional management
company, without the mortgage payment or HOA fees of a typical single-family development. To achieve
this, Keystone requests the Site be rezoned from C-2 to Planned Area Development (PAD) Residential for
a high-quality, medium-high density residential community.
II. SITE AND SURROUNDING AREA
An aerial of the Site is attached as Exhibit 1. The Site is currently vacant with frontage along Avenue of
the Fountains, Westby Drive, Palisades Boulevard, and La Montana Drive. The Site has an existing large
depressed land area at the center of the northwest portion of the Site as well as an elevated knoll area
(ranging in height from approximately 10 to 18 feet from surrounding elevations) at the very southwest
portion of the Site. Native vegetation at the Site consists of a light to moderate coverage of various desert
bushes and cacti.
The Site is designated on the Town’s General Plan as Mixed Use and within the Town Center Area Specific
Plan. The Mixed-Use designation permits high-density residential developments. A residential use on the
Site allows it to become a part of the larger horizontal mixed-used environment within the downtown
area when coupled with the existing commercial, retail, and dining uses. The Downtown Area Specific
Plan (Town Center Area Specific Plan) identifies the Site as the “West Side District,” which is a mixed-use
district where residential infill is encouraged with a small portion of the site falling within the “Avenue
District”. The Site is zoned C-2.
The General Plan designations, zoning, and uses surrounding the Site are as follows:
Direction General Plan Zoning Use
East C/R – General
Commercial/Retail
C-2 P.U.D. Basha’s Fountain Hills
Plaza
Southeast G – Government C-2 Sheridan Plaza
South G – Government
MU – Mixed Use
C-2 S. U. Fountain Hills Post
Office; Town Center
Crossing; and The
Enclave
West MU – Mixed Use C-2 S. U. Thunder Ridge; CVS
Pharmacy
North MF/M – Multi-
Family/Medium
R-3 Sonora Villas; single-
family home
pg. 4
III. PROPOSED REZONING
As discussed, Keystone is requesting the Site be rezoned from C-2 to PAD Residential. Uses permitted
under the proposed PAD shall be residential and other related uses typically found in a for-rent residential
community. The proposed PAD will replace the undeveloped and non-viable commercial designation with
a high-quality residential development that is a viable and sustainable solution for the Site.
The proposed rezoning request is consistent with the General Plan and Downtown Area Specific Plan. The
PAD zoning district encourages variations in building design, lot arrangement, circulation patterns and
land use by replacing traditional, rigid zoning regulations with performance considerations suited to the
individual development while fulfilling the goals and objectives of the General Plan or any applicable area
specific plan. Keystone Fountain Hills meets these goals and objectives.
The corner of Keystone Fountain Hills’ property at La Montana and Avenue of the Fountains has an
Entertainment Overlay zoning designation. This PAD rezoning requests the removal of this Entertainment
overlay zoning on the Keystone Fountain Hills property.
pg. 5
IV. DEVELOPMENT PLANS
A. Site Plan
It is Keystone Fountain Hills’ intent to have the Site Plan approved with the PAD rezoning. As is
depicted on the Site Plan attached as Exhibit 2, careful consideration has gone into planning
Keystone Fountain Hills to overcome the various constraints, including its unique shape, physical
characteristics, and drainage challenges. Despite these constraints, Keystone has created a high-
quality community that is attractively designed, lushly landscaped, and will offer a new and
diverse living opportunity in this area of the Town. Keystone Fountain Hills is a gated community
that will consist of approximately 147 residences at a density of approximately 9.14 du/gross ac.
(12.01 du/net ac.). Plan 1 is a duplex plan. Plans 2 – 6 are all detached plans.
The development plans for the Site incorporate open spaces, amenities, and a visual cohesiveness
of landscape and architectural elements to create a high-quality residential community. The
placement of the buildings and yard walls provide visual interest by varying the roof lines and
orientations, providing small scale pedestrian courtyards, amenities and landscape features, and
architectural detail. The community’s design and architectural plans portray an extraordinary
sense of community, compatibility, sustainability, and architectural quality commensurate with
the high-quality established by Keystone throughout its other communities in the Valley.
Primary access to the Site occurs through the gated entrance from Avenue of the Fountains. A
secondary, resident-only ingress and egress point is located on the north side of the community
from Palisades Boulevard. Additionally, there will be six pedestrian access points (or portals) into
the community that will be controlled with fencing, walkway gates, and keys. See Exhibit 8,
Preliminary Entry Monument & Pedestrian Access Portal Renderings.
See Exhibit 13, La Monatna Street Scene. As a terminus of the Avenue District along La Montana,
this portion of Keystone Fountain Hills’ Site Plan has been tiered and lowered down closer to the
street and sidewalk grades from our original concepts. This significant Site Plan adjustment brings
the community and homes back down to a more approachable scale and a more pleasing street
scene experience.
Addressing the Town’s General Plan Downtown Area Specific Area Plan, Keystone Fountain Hills
will be constructing three, Brownstone inspired staircases to gain resident pedestrian ingress and
egress to the community. Access controlled pedestrian man-gates will be installed on landings at
the tops of these staircases. Another feature of the homes along La Montana is that all 5 of these
homes will be fronting and facing the street, which is another Brownstone inspired and
implemented concept.
With the integration of these concepts for the proposed new Public Art Plaza as a part of the
project and the future town of Fountain Hills public works project integration of the conceptual
roundabout solution on the corner of La Montana and Avenue of the Fountains, this enhanced
street scene and key design concepts discussed above incorporates the goals of the General Plan
and the Downtown Specific Plan.
B. Architecture
The proposed housing product designed for Keystone Fountain Hills will complement the strong
architectural richness already found with the surrounding area. See Exhibit 14, Conceptual Grand
Paseo Stroll-By Scene and Westby Drive Street Scene for an example of how the architecture will
be presented both from within the community and from its outside perimeter for a beautiful and
authentic presentation. Keystone Fountain Hills is designed to meet the goals of the Town’s
pg. 6
Residential Architectural Diversity Standards. Architectural styles consistent with regional history
and traditions have been developed for the housing product with key elements of those styles
being carried through in the design of the community features (entry monumentation, central
amenity, and interior community open space).
Residents will have a choice of one-, two-, and three-bedroom units, ranging in size from
approximately 715 square feet to 1,595 square feet. See Exhibit 15, Preliminary Floor Plans and
Elevations which includes four-sided color elevations and proposed building material call outs. Six
unique floor plans will be available for residents to choose from. The first five plans are single
level homes and sixth plan is a two-level home with a flex space (i.e. den / studio / office use) on
the upper level. Plan 1 is the only duplex plan. Plans 2 – 6 are all detached plans.
The proposed floor plans and elevations are designed to attract empty nesters, professionals, and
families. A unique feature for Keystone Fountain Hills is that every residence includes a private,
6-foot tall masonry wall enclosing the rear yard that is nearly as wide as the residence itself. The
exterior elevations have a distinct character while providing a cohesive, varied, and attractive
community that satisfies the desire of today’s residents to live in a more architecturally diverse
neighborhood. Each floor plan will have a combination of two or three of the following
architectural styles: Contemporary Spanish, New Ranch and Modern Prairie.
• Contemporary Spanish: Inspired by architecture from the coastal regions of Spain where
intense sunlight bathes every corner, the Spanish style emerged as a response in the
American Southwest. This style will be presented in a fresh way with modern materials,
simplified forms, and massing for today’s sophisticated society. Sculpted stucco massing
in fresh, more angular shapes embraces the timeless appeal of modern architecture,
while still retaining a warmth from its traditional roots. The light-colored walls are
contrasted with rich dark or grayed woods to create the classic blend of light and dark
features to define the forms. Windows can be grouped or wrapped around a corner to
carry the style around the sides. Other defining characteristics include a simple or
parabolic arch at a window or entry, courtyards and minimal use of accent materials to
accentuate key components or walls.
• New Ranch: The Ranch style originated in the mid-1930s by several Western architects.
It gained popularity during the 1940s to become the dominant style throughout the
country during the decades of the 50s and 60s. Popularity of the “rambling” Ranch houses
was made possible by the country’s increasing automobile dependence. The rambling
form of the ranch house emphasizes the span of the floor plans by maximizing the home
width, along with shed roofs and corner glass for modernistic opportunities. The Ranch
style is loosely based on Spanish Colonial precedents of the American Southwest,
modified by influences borrowed from Craftsman and Prairie modernism of the 20th
century. The Ranch is a tried and true housing style.
• Modern Prairie: Originating as a late 19th- and early 20th-century architectural style,
most common to the Midwestern United States. Low-pitched roof, usually hipped, with
large overhangs, two stories, with one-story wings or porches, eaves, cornices, and facade
detailing emphasizing horizontal lines, often with square porch supports, window
groupings horizontal in placement. The Prairie is a popular architectural style Phoenicians
have loved for decades.
See Exhibit 17, Preliminary Color Scheme Selection Chart and Digital Color Scheme Boards for
color and materials on the homes within the community. Selected color schemes, per home
pg. 7
chosen strategically from the color pallet will be utilized to create a diverse yet copasetic feeling
among all the homes within the community.
See Exhibit 16, Preliminary Garage Plan and Elevations for typical garage building architecture and
floor plan. All garage buildings throughout the site will be built utilizing the Modern Prairie
elevation style for a consistent look that blends in well with all three styles within Keystone
Fountain Hills.
C. Amenity Areas
Keystone Fountain Hills has been planned with quality neighborhood scale amenities consistent
with Keystone’s desire to create an upscale community where residents will be able to play, relax,
or socialize in a pleasing environment. The main and secondary amenity areas within Keystone
Fountain Hills are designed to enhance the community character and quality of life by providing
recreational opportunities and connectivity for residents through the integration of internal and
external open spaces. Pedestrian paths are provided throughout the Site, connecting the
residences to the amenities.
Keystone Fountain Hills will contain a centrally located main amenity area, providing active and
passive open space for residents and guests to enjoy. See Exhibit 18 for schematic character
images of amenity building concepts. The amenity building itself, floor plan and programming of
the spaces will be developed further at the construction document phase of the submittal
process. The leasing / property management office will also be located within the central amenity
building. Additional amenities include a resort style swimming pool and spa, lounge areas,
barbecue grills, mailboxes and other gathering areas for residents to congregate and socialize.
Secondary amenity areas consist of passive landscaping nodes of some shade trees & plants and
casual destination areas for residents to meet and socialize.
D. Landscaping
Landscaping will enhance Keystone Fountain Hills by integrating with the walls, drainage, entry
monuments and amenity features. See Exhibit 3, Preliminary Landscape Plan. Keystone Fountain
Hills’ landscape buffers, open spaces, and plantings will help reinforce the community’s theming
and appeal. Over 30% of the entire Site is in open space landscaped areas. Keystone Fountain
Hills’ plant palette has been developed to complement the community’s theming. Exhibit 6,
Preliminary Typical Building Pod Landscape Plan, shows how the varying building types relate to
each other. This exhibit shows a depiction of where a typical homes’ private rear yard is accessed
and how this space relates to neighboring spaces.
See Exhibit 9, Existing Landscape Inventory Plan. Keystone Fountain Hills intends to salvage and
reuse some of the existing plant and tree materials currently found onsite and integrate these
into the overall community. The plant palette consists of an array of colors and textures that will
create an attractive experience for those who live there and those traveling on the roads
surrounding the community. Landscaping designs will focus on providing natural screening,
shade, and visual interest. Aside from several strategically placed areas of natural sod, all plant
species can be found on the Arizona Department of Water Resources, “Low Water Use Plant List.”
See Exhibit 10, Schematic Landscape Irrigation Plan.
Private yard spaces will be maintained by the property management company and will include an
approximately 6’ x 8’ wide concrete patio area, a small tree, a shrub and decorative decomposed
granite. Each private rear yard area will have access through a gate for resident use and will be
utilized for landscape maintenance.
pg. 8
See Exhibit 11, Landscape Low Voltage Lighting Plan with included cut sheets for areas that will
have feature landscape areas which will be highlighted with lower wattage up lighting. Keystone
Fountain Hills will comply with all town stipulations and zoning requirements regarding required
lighting levels and Dark Sky ordinances.
See Exhibit 12, Preliminary Photometric Site Plan showing light calculations throughout the entire
site. Keystone Fountain Hills will comply with all town stipulations and zoning requirements
regarding required lighting levels and Dark Sky ordinances.
E. Theme Walls, Entry Gates and Entry Monuments
Keystone Fountain Hills is a gated community. Both pedestrian and vehicle access is limited to
the community’s residents, their guests and future resident prospects. See Exhibit 7, Preliminary
Wall Plan. The proposed theme walls will be consistent with Keystone Fountain Hills’ overall
community character. This theming is reinforced using materials, colors, design and layout.
Materials and typical heights of the fences and walls are depicted in this exhibit.
Keystone Fountain Hills will have entry monument signage at both main access points into the
community that provides a sense of neighborhood arrival. See Exhibit 8, Preliminary Entry
Monument & Pedestrian Access Portal Renderings. Monument signage will be designed with
colors and materials highlighting the Keystone Fountain Hills’ overall community character
through using areas of painted stucco and scored block masonry while tying into painted wrought
iron fencing. This signage will be aesthetically pleasing and will follow the Town’s guidelines for
monument type signage.
F. Public Art
See Exhibit 4, Conceptual Public Art Plaza. As a part of the Town’s public art requirement,
Keystone will provide and build a public plaza on the southeast corner of the Site on the northwest
corner of Avenue of the Fountains and La Montana Drive. This plaza will be a beautiful,
landscaped environment with casual seating and will include a commissioned artwork / water
feature. This plaza will be fully available for both residents and the general public to access and
enjoy.
G. Schematic Town Round About Intersection
See Exhibit 5, Schematic Round About Intersection Concept, for an example of what a future Town
of Fountain Hills public works project could look like when integrated into Keystone Fountain Hills’
community plan. This exhibit is for illustrative purposes only. Keystone Homes and its consultants
have no responsibility for the design, engineering, construction or feasibility of this round about
intersection. This exhibit takes information previously presented in prior Town of Fountain Hills
council meetings and has been brought up by the Town Engineer and staff.
V. DEVELOPMENT STANDARDS
Given the unique nature of Keystone Fountain Hills, Keystone is proposing the following development
standards:
Development Standards
Description Standard
Density (max.) 13.0 du/net ac.
Height (max.) 2 stories or 30 ft.
Building Setbacks (min.)
- La Montana Dr.
5 ft.
pg. 9
- Ave. of the Fountains
- Westby Dr.
- Palisades Blvd.
5 ft.
5 ft.
10 ft.
Landscape Setbacks (min.)
- La Montana Dr.
- Ave. of the Fountains
- Westby Dr.
- Palisades Blvd.
0 ft.
0 ft.
0 ft.
0 ft.
Building Separation (min.) 9 ft.
Open Space (min. sf/unit) 200 sf
VI. MISCELLANEOUS
A. Traffic
See the commissioned Traffic Statement with Westby Drive Supplement by J2, a third-party traffic
engineering firm as a separately attached Exhibit. The proposed Keystone Fountain Hills
development is anticipated to result in minimal traffic related impacts to the adjacent and
surrounding roadway. Access improvement to and from the proposed Keystone Fountain Hills is
recommended along with median modifications on Avenue of the Fountains at the site driveway
to provide full access into and out of the site. Additionally, a median island (pork chop) installation
is recommended at the secondary site driveway with Palisades Boulevard to prevent left turns in
and out of the site.
B. Parking and Garages
At-grade surface parking will be located both within Keystone Fountain Hills and on its western
boundary utilizing newly constructed parallel parking spaces on Westby drive. See Exhibit 2, Site
Plan, for parking counts, by type of parking provided.
Keystone Fountain Hills has allocated 2 parking spaces per unit provided which is a total of 294
total required parking spaces. Utilizing parallel parking on Westby and guest parking, Keystone
Fountain Hills will provide 302 total parking spaces. Exhibit 23 shows a data table provided by the
Town of Fountain Hill. This data shows Renter Occupied Households have approximately 1.5
vehicles per household in Fountain Hills, which is less than owner occupied households. This data
along with supportive feedback from our property management company gives us confidence
that Keystone Fountain Hills will have adequate parking for its renters and guests.
Within the interior of the community, parking spaces include combinations of uncovered spaces,
metal carport covered spaces and leasable, single-car garage spaces. See Exhibit 24, Preliminary
Carports, for a conceptual photo, design and elevations being considered for these metal
structures. Final manufacturer, design, size and specifications will be determined when
construction documents are submitted. There will be 1 designated, covered parking space per
leased home. Single-car garage spaces will be designated for operable vehicle storage only and
not for household storage. Allowed garage usage terms will be written into home leases and will
be enforced by the property manager.
Parking stalls are 9’ wide x 18’ deep and utilize a sidewalk / curb design which allows for 2.5’ of
vehicle overhang. ADA parking stall are shown on Exhibit 2, Site Plan. Face of garage units are 2’
away from the drive aisle.
pg. 10
On-street parallel parking on Westby Drive is counted towards the site parking requirement.
(Section 7.04 specifies the “Off-Street Parking Spaces”). No Loading/Unloading spaces are
provided. (Section 7.04.H.5 would require 5 spaces for the project).
Keystone Fountain Hills will provide an emergency only fire/ingress/egress access from the
community to Avenue of the Fountains. See Exhibit 2, Site Plan for this location. This emergency
fire access design will include required curb cuts, a drivable fire access path over low landscaping
and an emergency only fire access crash gate.
C. Trash
Keystone has had preliminary discussions with potential private service trash providers.
Dumpsters will be located and provided as shown on Exhibit 2, Site Plan. Each unit is assumed to
produce 1/3 cubic yards (CY) of refuse in a trash cycle. Keystone Fountain Hills will provide 6 trash
dumpsters onsite and intends on each utilizing 8 CY per container. As such, Keystone Fountain
Hills will provide 48 CY of capacity and would be required to provide 147 units X 1/3 CY per unit =
49 CY of capacity. This 1 CY difference is negligible and shall be allowable in the community.
Keystone Fountain Hills will be utilizing a “trash valet” service for its residents. This means there
will be regularly scheduled pickups of residents’ trash from door-to-dumpster. Providing this
service to its residents allow Keystone Fountain Hills to deviate from the Town’s total bin capacity
quantity as well as the minimum required distance from each unit to a dumpster.
D. Grading, Drainage, Slopes, Cuts and Fills, Retaining Walls, Utilities
The Preliminary Grading and Drainage Plan in included as Exhibit 19 and the Preliminary Drainage
Report is included as a separately attached Exhibit. The existing site is vacant and has not been
developed. Existing Site topography generally slopes to the east/southeast. Existing slopes are
gradual in some locations and steeper in others, where in a few isolated areas the slope exceed
20%. See Exhibit 20, Existing Slope Analysis. An existing small hill is located on the southwest
portion of the site. The existing site also has a low area where drainage from the Thunder Ridge
Condominium’s detention basin currently sheet flows across the Site. In an effort to keep grades
and slopes more gentle, uniform and suitable for the proposed community, the existing hill will
be lowered and the low area will be raised. This creates cuts and fills in excess of 10’. See Exhibit
21, Cut/Fill Map.
By mass grading the site, the areas with slopes in excess of 20% will be graded. Additionally,
retaining walls will be used on the low side of the property to aid in making the Site slope more
gradual. Retaining walls will range in height from 1’ to 7’. When retaining walls are tiered, the
maximum exposed height will be 5’ and they will be spaced at least 5’ apart from face of wall to
face of wall. The site wall and garages will be placed on top of the retaining wall for that portion
of the Site adjacent to the Basha’s Fountain Hills Plaza commercial property.
Onsite drainage will flow to underground storage tanks placed beneath the drive aisles. The
underground storage tanks will detain the storm water. The site will be designed so that the
drainage conditions post-development are the same or better than the pre-development
condition. The underground storage tanks will use small bleed-off pipes to drain the basins after
a storm event. The bleed off lines will outlet in locations to that allow flows to continue in historic
patterns. All of the surrounding roads, except for Westby Drive, are fully improved will not be
improved. Westby Road will be improved and a portion of the storm water that is generated from
Westby will be collected and passed through the site in an underground storage drain. The
existing 48” culvert carrying the offsite drainage from the Thunder Ridge Condominium
pg. 11
community to the Site will be extended to the eastern boundary. An energy dissipating headwall
will be used to maintain a flow rate smaller than the pre-development condition.
See Exhibit 22, Utility Plan for preliminary sewer and water locations.
E. Phasing
Keystone Fountain Hills is proposed to be built in one continuous phase. Preliminary plans to start
vertical construction will include the leasing office and pool amenity area, then proceeding to
start the residentials units from the southeast corner of the Site, then moving unit construction
towards the west and then heading towards the northern portion of the Site. See Exhibit 25,
Certificate of Occupancy Phasing / Move-in Sequence Plan. Keystone Fountain Hills will be
requesting certificates of occupancy in groups upon completion of these designated phases. All
underground horizontal construction will be completed as one phase. The entire site will have
fire protection at start of vertical construction. Phasing is only for vertical construction to allow
for units to be occupied in phases.
F. Fountain Hills School Capacity
See Exhibit 26, Fountain Hills Unified School District Adequate Capacity Letter. The school district
has the capacity required to meet the needs of the addition of Keystone Fountain Hills into the
town.
G. Neighborhood Meeting
Keystone Fountain Hills’ team conducted a neighborhood meeting in the Town Council chambers
facility at 6 PM on May 22, 2019. Notification and invitation to the neighborhood meeting were
sent out to approximately 105 addresses within 300’ of the Keystone Fountain Hills Site. Nine
neighbors were in attendance.
pg. 12
VII. SUMMARY OF DEVIATIONS FROM TOWN STANDARDS
A. Parking
Town of Fountain Hills Standard:
• 9’ wide x 19’ long typical parking space
• 11’ wide x 19’ long parking space with a 5’ wide access aisle for typical accessible spaces
• 1.5 spaces for 1 bedroom, 2 spaces for 2+ bedrooms, 0.25 per unit for guests
• Plan 1 (1-bedroom) = 22 units provided x 1.5 spaces per unit = 33 spaces required
• Plan 2 (1-bedroom) = 24 units provided x 1.5 spaces per unit = 36 spaces required
• Plans 3 – 6 (2 and 3 bedrooms) = 101 units x 2 spaces per unit = 202 spaces required
• Guest spaces = 147 units x 0.25 spaces per unit = approximately 37 spaces required
• TOTAL = 308 required parking spaces
Keystone Fountain Hills Providing For Approval:
• 9’ wide x 18’ long typical parking space
• 9’ wide x 18’ long parking space with a 5’ wide access aisle for typical accessible spaces (meets
ADA accessibility requirements)
• 2 spaces for all units, includes guest parking = 147 x 2 = 294 parking spaces required per single-
family development standards
• Community will be providing a TOTAL = 301 parking spaces including inside community and
created parallel parking on Westby Drive
• On-street parallel parking on Westby Drive is counted towards the site parking requirement.
(Section 7.04 specifies the “Off-Street Parking Spaces”)
• No Loading/Unloading spaces are provided. (Section 7.04.H.5 would require 5 spaces for the
project)
• Buildings may have up to a 500’ travel route to the nearest parking. (Section 7.03.B requires
the required parking to be within a 300’ travel route from a building.)
B. Main Interior Drive Aisle
Town of Fountain Hills Standard =
• 24’ wide drivable area
• Face of garage units are 6’ from drive aisles
Keystone Fountain Hills Providing For Approval:
• 27’ wide back of curb to back of curb = 26’ wide drivable area
• Providing 2’ wide buffer from edge of drive aisle to face of garage units, achieves a 24’ wide
drivable area at garage locations
C. Cut/Fill
Fountain Hills Subdivision Ordinance
• Per section 5.03 Subdivision Ordinance Cut/Fill standards
Keystone Fountain Hills Providing For Approval:
• Due to current site conditions and development feasibility, required cuts and fills will be in
excess of 10’
pg. 13
D. Retaining Walls
Town of Fountain Hills Standard:
• 6’ max retaining wall height
Keystone Fountain Hills Providing For Approval:
• 14’-1” height at garage building on top of retaining wall towards Basha’s commercial center =
5’ tall retaining wall + 9’-1” tall rear wall of garage = 14’-1”
• Garage (“Large Accessory Structure”) building height, with retaining wall height(s) included -
may exceed the 15’ height limit (Section 5.06.G restricts their height to 15’. Garage height =
Roof height + foundation retaining wall height + nearby retaining wall height, within 15’ of
the building, per Subdivision Ord. Section 5.06.A
o Will remain under 30’ high max building height requirement at garages
o Serves as buffer from community towards back of house commercial / loading area
• Due to grading and drainage requirements and retaining wall conditions, portions of rear /
side walls to homes along southern portions along Westby Drive may encroach into the 5’
building set back (BSL) lines.
• 6’ high walls go out to the front and street side yard property lines. (Section 5.09.A prohibits
walls over 3.5’ high in the front or street side yard setbacks)
• 6’ high walls perimeter walls may be placed in street yard setbacks. (Subdivision Ord. Section
5.07.B.3 prohibits subdivision perimeter walls over 3.5’ height within the street setbacks.)
• 6’ high walls on top of retaining walls are located in the enclosed back yards of buildings
E. Trash
Town of Fountain Hills Standard:
• 1/3 cubic yard of refuse per unit per trash cycle = 147 /3 = 49 cubic cards capacity requirement
Keystone Fountain Hills Providing For Approval:
• 6 containers x 8 cubic yards capacity per container = 48 cubic yards provided is a negligible
difference under the standard. Utilizing trash valet service and management system will aid
in ensuring this difference will not be an issue
F. Setbacks
Town of Fountain Hills Standard:
• Commercial C-2 zoning
pg. 14
pg. 15
Keystone Fountain Hills Providing For Approval:
Development Standards
Description Standard
Density (max.) 13.0 du/net ac.
Height (max.) 2 stories or 30 ft.
Building Setbacks (min.)
- La Montana Dr.
- Ave. of the Fountains
- Westby Dr.
- Palisades Blvd.
5 ft.
5 ft.
5 ft.
10 ft.
Landscape Setbacks (min.)
- La Montana Dr.
- Ave. of the Fountains
- Westby Dr.
- Palisades Blvd.
0 ft.
0 ft.
0 ft.
0 ft.
Building Separation (min.) 9 ft.
Open Space (min. sf/unit) 200 sf
pg. 16
VIII. PROJECT TEAM
A. Owner / Builder
In Escrow to Purchase Property:
Keystone Homes
Attn: Jeff T. King
7550 E. McDonald Drive, Suite G
Scottsdale, AZ 85250
Phone: (480) 428-1001
Current Property Owner – In Escrow to Sell Property and granted approval for PAD submittal:
GB Investments Inc
Attn: Johnny Basha, David Basha
22402 S. Basha Road
Chandler, AZ 85248
Phone: (480) 895-9350
B. Engineer and Land Planning
Bowman Consulting
Attn: Nathan Larson
1295 W Washington Street, Suite 108
Tempe, AZ 85281
Phone: (480) 629-8830
C. Landscape Architect
McGough Adamson
Attn: Nick Adamson
535 E. McKellips Road, Suite 131
Mesa, AZ 85203
Phone: (602) 997-9093
D. Zoning Attorney
Burch & Cracchiolo, P.A.
Attn: Brennan Ray
702 E. Osborn Rd., Ste 200
Phoenix, AZ 85014
Phone: (602) 234-8794
pg. 17
IX. CONCLUSION
A. Summary and Request for Approval
Keystone Fountain Hills is a high-quality residential community on a challenging, vacant infill site
that is not viable for commercial development. The proposed development meets and exceeds
the Town’s high standard of quality and design while meeting the General Plan goals. Developing
the Site with single-family residences will provide additional housing choices for people seeking
an infill setting with convenient access to commercial opportunities. Keystone Fountain Hills
creates a sustainable solution for this Site and an attractive presence in the area. We request
your approval.
EXHIBIT 1
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M Bowman Consulting Group, Ltd.1295 West Washington Ste 108Tempe, Arizona 85281c Bowman Consulting Group, Ltd.Phone: (480) 629-8830www.bowmanconsulting.comAERIAL VICINITY MAPKEYSTONE FOUNTAIN HILLSFOUNTAIN HILLS, AZMARICOPA COUNTYPS PS NTL
050642-01-001
4/3/19
VC01
1 1
HHEQLeasingOfficeWMaint.FitnessDogWashM1295 West Washington Ste 108Tempe, Arizona 85281Phone: (480) 629-8830www.bowmanconsulting.comAERIAL EXHIBITFOUNTAIN HILLS, AZKEYSTONE FOUNTAIN HILLS050642
3/29/19
N.T.S.
PS
1 1
EXHIBIT 2
EQLeasingOfficeWOutdoorStorageFacilityFitnessMPoolEquipmentLA MONTANA DRIVE
PARKVIEW AVENUEWESTBY DRIVE
PALISADES BOULEVARDAVENUE OF THE FOUNTAINSGRAND PASEO
Bowman Consulting Group, Ltd.1295 West Washington Ste 108Tempe, Arizona 85281c Bowman Consulting Group, Ltd.Phone: (480) 629-8830www.bowmanconsulting.comSITE PLANKEYSTONE FOUNTAIN HILLSCOVER SHEETFOUNTAIN HILLS, ARIZONAMARICOPA COUNTY---
AJS AJS NTL
1" = 80'NONE
050642-01-001
07/08/2019
SP01
1 3
LEGEND
SITE
15
VICINITY MAP
OWNER/DEVELOPER ENGINEER
LANDSCAPE ARCHITECT
PROJECT INFORMATION
DISCLAIMER
KEYSTONE FOUNTAIN HILLS
SITE PLAN
SHEET INDEX
SP01 COVER SHEET
SP02 SITE LAYOUT PLAN
SP03 DETAILS
UT01 UTILITY PLAN
GD01 PRELIMINARY GRADING COVER SHEET
GD02-GD06 PRELIMINARY GRADING AND DRAINAGE PLAN
GD07 PRELIMINARY GRADING SECTIONS
PH01 PHASE PLAN
TYPICAL PARKING DETAIL
NTS
TYPICAL TRASH ENCLOSURE
PER FOUNTAIN HILLS DTL FH-135
GRADING AND DRAINAGE NOTES
SITE DATA
GROSS ACRES 16.08
NET ACRES 12.24
GROSS DU/AC 9.14
NET DU/AC 12.01
NTS
UNITS AND PARKING
NUMBER OF
UNITS MIX %
PARKING
REQUIRED
PER UNIT*
TOTAL
PARKING
REQUIRED
PLAN 1 22 15%2 44
PLAN 2 24 16%2 48
PLAN 3 35 24%2 70
PLAN 4 47 32%2 94
PLAN 5 9 6%2 18
PLAN 6 10 7%2 20
TOTALS 147 100%294
TOTAL PARKING REQUIRED 294
OPEN SPACES 81
COVERED SPACES 148
GARAGE SPACES 36
SPACES ON WESTBY 36
TOTAL PARKING PROVIDED 301
* BASED ON SINGLE FAMILY PARKING REQUIREMENTS
LA MONTANA DRIVE
PARKVIEW AVENUEWESTBY DRIVE
PALISADES BOULEVARDCENTERLINE CURVE DATA
CENTERLINE DATAAVENUE OF THE FOUNTAINSPUBLIC
PLAZA
GRAND PASEO
Bowman Consulting Group, Ltd.1295 West Washington Ste 108Tempe, Arizona 85281c Bowman Consulting Group, Ltd.Phone: (480) 629-8830www.bowmanconsulting.comSITE PLANKEYSTONE FOUNTAIN HILLSSITE LAYOUT PLANFOUNTAIN HILLS, ARIZONAMARICOPA COUNTY--
AJS AJS NTL
1" = 50'NONE
050642-01-001
07/08/2019
SP02
2 3
SITE DATA
GROSS ACRES 16.08
NET ACRES 12.24
GROSS DU/AC 9.14
NET DU/AC 12.01
TYPICAL PARKING DETAIL
NTS
TYPICAL TRASH ENCLOSURE
PER FOUNTAIN HILLS DTL FH-135
NTSUNITS AND PARKING
NUMBER OF
UNITS MIX %
PARKING
REQUIRED
PER UNIT*
TOTAL
PARKING
REQUIRED
PLAN 1 22 15%2 44
PLAN 2 24 16%2 48
PLAN 3 35 24%2 70
PLAN 4 47 32%2 94
PLAN 5 9 6%2 18
PLAN 6 10 7%2 20
TOTALS 147 100%294
TOTAL PARKING REQUIRED 294
OPEN SPACES 81
COVERED SPACES 148
GARAGE SPACES 36
SPACES ON WESTBY 36
TOTAL PARKING PROVIDED 301
* BASED ON SINGLE FAMILY PARKING REQUIREMENTS
WESTBY DRIVE
Bowman Consulting Group, Ltd.1295 West Washington Ste 108Tempe, Arizona 85281c Bowman Consulting Group, Ltd.Phone: (480) 629-8830www.bowmanconsulting.comSITE PLANKEYSTONE FOUNTAIN HILLSDETAILSFOUNTAIN HILLS, ARIZONAMARICOPA COUNTY--
AJS AJS NTL
AS NOTEDAS NOTED
050642-01-001
07/08/2019
SP03
3 3
TYPICAL UNIT CONFIGURATION PALISADES BOULEVARD ENTRY CONFIGURATION
HORIZONTAL: 1"=20'RIGHT IN-RIGHT OUT ONLY
HORIZONTAL: 1"=10'
EXHIBIT 3
EXHIBIT 4
EXHIBIT 5
EXHIBIT 6
EXHIBIT 7
EXHIBIT 8
EXHIBIT 9
Native Plant Inventory Inventory Destination
Plant
Condition Intended Designation
Project Name: KEYSTONE S = Salvageable Good R or P = Remain/Protect in Place
Address: FOUNTAIN HILLS, ARIZONA NS = Non-Salvageable Fair S = Salvage
Poor D = Destroy
Tag # Species Common Name
Height
(ft) Width (ft)
Caliper
(in)
Inv.
Dest.
Intende
d. Dest. Condition Comments
1 Parkinsonia microphylla Littleleaf Palo Verde 12' 10' 20" S PIP Good Outside property line
2 Parkinsonia microphylla Littleleaf Palo Verde 12' 10' 18" S PIP Good Outside property line
3 Parkinsonia microphylla Littleleaf Palo Verde 7' 7' 10" S S Good
4 Prosopis Spp.Mesquite 12' 15' 24" NS D Poor Poor Health/ Half Dead
5 Parkinsonia microphylla Littleleaf Palo Verde 7' 6' 15" S S Good
6 Carnegiea gigantea Saguro 4' S S Good Spike
7 Parkinsonia microphylla Littleleaf Palo Verde 10' 15' 24" S S Good
8 Parkinsonia microphylla Littleleaf Palo Verde 10' 6' 4" S S Good
9 Parkinsonia microphylla Littleleaf Palo Verde 10' 5' 4" S S Good
10 Parkinsonia microphylla Littleleaf Palo Verde 10' 7' 6" S S Good
11 Parkinsonia microphylla Littleleaf Palo Verde 9' 8' 4" S S Good
12 Parkinsonia microphylla Littleleaf Palo Verde 6' 5' 4" NS D Fair Low Break
13 Parkinsonia microphylla Littleleaf Palo Verde 12' 13' 24" NS D Fair Low Break
14 Parkinsonia microphylla Littleleaf Palo Verde 8' 8' 15" S S Good Need to Trim
15 Parkinsonia microphylla Littleleaf Palo Verde 8' 10' 6" S S Good
16 Parkinsonia microphylla Littleleaf Palo Verde 10' 10' 12" NS D Fair Leanding/Low Break
17 Parkinsonia microphylla Littleleaf Palo Verde 9' 8' 10" NS D Fair Leaning
18 Parkinsonia microphylla Littleleaf Palo Verde 12' 20' 24" NS D Fair Roots Explosed
19 Parkinsonia microphylla Littleleaf Palo Verde 12' 15' 18" NS D Poor Poor Health/ Half Dead
20 Parkinsonia microphylla Littleleaf Palo Verde 25' 30' 36" NS D Poor Half Dead
21 Parkinsonia microphylla Littleleaf Palo Verde 12' 6' 4" NS D Fair Low Break
22 Parkinsonia microphylla Littleleaf Palo Verde 20' 25' 36" S S Good
23 Parkinsonia microphylla Littleleaf Palo Verde 7' 10' 4" NS D Poor Half Dead
24 Parkinsonia microphylla Littleleaf Palo Verde 7' 10' 8" NS D Poor Low Break
25 Parkinsonia microphylla Littleleaf Palo Verde 10' 7' 6" NS D Poor Half Deard.
26 Parkinsonia microphylla Littleleaf Palo Verde 10' 8' 10" NS D Poor Low Break
27 Parkinsonia microphylla Littleleaf Palo Verde 20' 25' 36" NS D Poor Low Break
28 Parkinsonia microphylla Littleleaf Palo Verde 12' 6' 4" NS D Fair Leanidng
29 Caesalpinia mexicana
Mexican Bird of
Paradise 10' 6' 4" S PIP Fair Off property
30 Parkinsonia microphylla Littleleaf Palo Verde 20' 18' 24" NS D Poor Leaning/Low Break
31 Parkinsonia microphylla Littleleaf Palo Verde 12' 10' 16" NS D Fiar Low Break
32 Caesalpinia mexicana
Mexican Bird of
Paradise 6' 5' 4" S PIP Fair Off property
33 Fouquieria splendens Ocotillo 15' S PIP Fair Off property
34 Parkinsonia microphylla Littleleaf Palo Verde 6' 5' 5" S S Good
35 Parkinsonia microphylla Littleleaf Palo Verde 8' 6' 8" NS D Fair Leaning
36 Prosopis Spp.Mesquite 6' 6' 4" S S Good
37 Olneya Tesota Ironwood 6' 8' 8" NS D Poor Poor Health/ Half Dead
38 Parkinsonia microphylla Littleleaf Palo Verde 20' 25' 24" NS D Fair Leaning
39 Parkinsonia microphylla Littleleaf Palo Verde 10' 8' 8" NS D Poor Low Break
40 Parkinsonia microphylla Littleleaf Palo Verde 7' 7' 4" NS D Fair Leaning
41 Parkinsonia microphylla Littleleaf Palo Verde 5' 6' 4" NS D Fair Leaning
42 Parkinsonia microphylla Littleleaf Palo Verde 6' 5' 4" NS D Fair Leaning
43 Parkinsonia microphylla Littleleaf Palo Verde 6' 5' 4" NS D Fair Leaning
44 Parkinsonia microphylla Littleleaf Palo Verde 8' 10' 8" NS D Fair Leaning
45 Parkinsonia microphylla Littleleaf Palo Verde 10' 8' 8" S S Good
46 Prosopis Spp.Mesquite 18' 10' 16" S PIP Fair Outside property line
47 Prosopis Spp.Mesquite 12' 15' 16" NS D Poor Low Break
48 Prosopis Spp.Mesquite 7' 6' 10" NS D Poor Half Dead
49 Prosopis Spp.Mesquite 8' 8' 8" S S Fair
50 Fouquieria splendens Ocotillo 8' 4' S PIP Fair Outside property line
51 Fouquieria splendens Ocotillo 8' 4' S PIP Fair Outside property line
52 Fouquieria splendens Ocotillo 12' 4' S PIP Fair Outside property line
53 Fouquieria splendens Ocotillo 8' 4' S PIP Fair Outside property line
EXHIBIT 10
EQLeasingOfficeWMaint.FitnessMLA MONTANA DRIVEAVENUE OF THE FOUNTAINSWESTBY DRIVEPALISADES BOULEVARDAP.O.C. #1 - INSTALL 1.5" LANDSCAPEIRRIGATION METER AND 1.5"REDUCED PRESSURE BACKFLOWPREVENTER. - SEE CIVIL PLANS.AUTOMATIC IRRIGATION CONTROLLER 'A'120 V CONTINUOUS POWER REQUIRED.SEE ELECTRICAL PLANS, CONTRACTORTO MAKE FINAL POWER HOOKUP. TO BEWALL MOUNTEDMKEYSTONE FOUNTAIN HILLSJUNE 10, 2019NWC OF AVENUE OF THE FOUNTAINS & LA MONTANA DR.LandscapeArchitectsLandPlanningIrrigationMCGOUGHADAMSONPRELIMINARY IRRIGATION LAYOUT1"0.00A1SDIRRIGATION SCHEDULESYMBOL SPECIFICATIONSCHEDULE SCH 40 PVC SLEEVE. SEE SLEEVING SCH. MREDUCED PRESSURE BACKFLOW PREVENTOR - SIZE PER PLANS.##WATER METER - SIZE PER PLANSMAINLINE: SIZE AS PER PLAN- SCH. 40 PVC.GATE VALVE- SAME SIZE AS MAINLINE.ADD 2" SCHEDULE SCH 40 PVC SLEEVE FOR CONTROL WIRE WHERENECESSARY.CONTROLLER AND STATION.FLOW - GALLONS PER MINUTE (SEE PIPE SIZING SCH.) VALVE SIZEVALVE I.D. - SD=SHRUB DRIP, TD=TREE DRIP, TURF,WALL MOUNTED CONTROLLERELECTRIC GLOBE VALVEQUICK COUPLERAMEDIUM FLOW DRIP KIT VALVEEMITTER SCHEDULETREES: ALL TREES TO RECEIVE (2) RAINBIRD RWS TUBES. EACHTUBE TO BE SET UP AS SPECIFIED BELOW.- USE RWS-B-C, 4" DIAMETER X 36" DEPTH TUBES.- USE XBT-10-6 MULTI-PORT EMITTERS IN EACH TUBE.- (4) PORTS ARE TO REMAIN IN THE RWS TREE TUBE.- (2) PORTS ARE TO RUN TO THE SURFACE, EQUALLY SPACED AROUND THE TRUNK.SHRUBS/GROUND COVERS:- USE RAINBIRD XBT-20-6 MULTI-PORT EMITTERS- (1) PORT PER SHRUB/GROUND COVERACCENTS:- USE RAINBIRD XBT-10-6 MULTI-PORT EMITTERS- (1) PORT PER ACCENT PLANT* MULTI-PORT EMITTERS TO BE INSTALLED IN 6" ECONOMY BOXES.** MAXIMUM 14" POLY TUBE RUN TO BE 5' IN LENGTH.WESTBY DRIVELA MONTANA DRIVEPALISADES BOULEVARDAVENUE OF THE FOUNTAINS60'30'0'180'120'SCALE: 1"=60'-0"NORTH
EXHIBIT 11
EQLeasingOfficeWMaint.FitnessMLA MONTANA DRIVEAVENUE OF THE FOUNTAINSWESTBY DRIVEPALISADES BOULEVARDKEYSTONE FOUNTAIN HILLSJUNE 10, 2019NWC OF AVENUE OF THE FOUNTAINS & LA MONTANA DR.LandscapeArchitectsLandPlanningIrrigationMCGOUGHADAMSONPRELIMINARY LOW VOLTAGE LIGHTING PLANLOW VOLTAGE LIGHTING LEGENDLOW VOLTAGE LIGHTING AREAT#TRANSFORMERAVENUE OF THE FOUNTAINSWESTBY DRIVELA MONTANA DRIVEPALISADES BOULEVARDT1T2T3T460'30'0'180'120'SCALE: 1"=60'-0"NORTH
EXHIBIT 12
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ELECTRICAL ENGINEERING AND DESIGN
165 EAST CHILTON DRIVE ● CHANDLER, ARIZONA 85225
PHONE 480.497.5829 ● FAX 480.497.5807
engineering corporation
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ELECTRICAL ENGINEERING AND DESIGN
165 EAST CHILTON DRIVE ● CHANDLER, ARIZONA 85225
PHONE 480.497.5829 ● FAX 480.497.5807
engineering corporation
ELECTRICAL ENGINEERING AND DESIGN
165 EAST CHILTON DRIVE ● CHANDLER, ARIZONA 85225
PHONE 480.497.5829 ● FAX 480.497.5807
engineering corporation
WESTBY DRIVEELECTRICAL ENGINEERING AND DESIGN
165 EAST CHILTON DRIVE ● CHANDLER, ARIZONA 85225
PHONE 480.497.5829 ● FAX 480.497.5807
engineering corporation
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ELECTRICAL ENGINEERING AND DESIGN
165 EAST CHILTON DRIVE ● CHANDLER, ARIZONA 85225
PHONE 480.497.5829 ● FAX 480.497.5807
engineering corporation
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ELECTRICAL ENGINEERING AND DESIGN
165 EAST CHILTON DRIVE ● CHANDLER, ARIZONA 85225
PHONE 480.497.5829 ● FAX 480.497.5807
engineering corporation
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S LA MONTANA DRIVEELECTRICAL ENGINEERING AND DESIGN
165 EAST CHILTON DRIVE ● CHANDLER, ARIZONA 85225
PHONE 480.497.5829 ● FAX 480.497.5807
engineering corporation
ELECTRICAL ENGINEERING AND DESIGN
165 EAST CHILTON DRIVE ● CHANDLER, ARIZONA 85225
PHONE 480.497.5829 ● FAX 480.497.5807
engineering corporation
EXHIBIT 13
EXHIBIT 14
EXHIBIT 15
REF.D.W.W.D.MASTERBEDROOM130114X9'-1" CLG.GREATROOM1941210X10'-1" CLG.KITCHEN10'-1" CLG.BA. 9'-1" CLG.DINING10'-1" CLG.PANTRYLINEN29'-6"25'-0"29'-6"74'-4"7'-8"7'-8"FRONT48" x 36"KITCHEN10'-1" CLG.PANTRYLINEN48" x 36"BA. 9'-1" CLG.W.D.MASTERBEDROOM130114X9'-1" CLG.GREATROOM1941210X10'-1" CLG.DINING10'-1" CLG.REF.D.W.PORCH10'-1" CLG.PORCH10'-1" CLG.ACACNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH132 SQ. FT.TOTAL LIVING722 SQ. FT.FLOOR AREA TABLE1 BEDROOMS / 1 BATHSTARGET: 725 SQ. FT.PLAN 1A - DUPLEXP L A N 1 - D U P L E XR e f l e c t s C o n t e m p o r a r y S p a n i s h E l e v a t i o n0 7 . 1 0 . 1 9J:\GROUP19\33119011\9011FLR1A.DWGCopyright 2019 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 248F o u n t a i n H i l l s , A r i z o n aK E Y S T O N E F O U N T A I N H I L L S3 3 1 . 1 9 0 1 1
REF.D.W.W.D.MASTERBEDROOM130114X9'-1" CLG.GREATROOM1941210X10'-1" CLG.KITCHEN10'-1" CLG.BA. 9'-1" CLG.DINING10'-1" CLG.PANTRYLINEN48" x 36"KITCHEN10'-1" CLG.PANTRYLINEN48" x 36"BA. 9'-1" CLG.W.D.MASTERBEDROOM130114X9'-1" CLG.GREATROOM1941210X10'-1" CLG.DINING10'-1" CLG.REF.D.W.ACACFRONTHIGHWDW.HIGHWDW.HIGHWDW.HIGHWDW.HIGHWDW.HIGHWDW.PORCH10'-1" CLG.PORCH10'-1" CLG.29'-6"29'-6"74'-4"7'-8"7'-8"25'-0"NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH120 SQ. FT.TOTAL LIVING722 SQ. FT.FLOOR AREA TABLE1 BEDROOMS / 1 BATHSTARGET: 725 SQ. FT.PLAN 1B - DUPLEX0 7 . 1 0 . 1 9J:\GROUP19\33119011\9011FLR1B.DWGCopyright 2019 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 248F o u n t a i n H i l l s , A r i z o n aK E Y S T O N E F O U N T A I N H I L L S3 3 1 . 1 9 0 1 1P L A N 1R e f l e c t s N e w R a n c h E l e v a t i o n
REF.D.W.W.D.MASTERBEDROOM130114X9'-1" CLG.GREATROOM1941210X10'-1" CLG.KITCHEN10'-1" CLG.BA. 9'-1" CLG.DINING10'-1" CLG.PANTRYLINEN48" x 36"KITCHEN10'-1" CLG.PANTRYLINEN48" x 36"BA. 9'-1" CLG.W.D.MASTERBEDROOM130114X9'-1" CLG.GREATROOM1941210X10'-1" CLG.DINING10'-1" CLG.REF.D.W.ACACFRONTPORCH10'-1" CLG.PORCH10'-1" CLG.29'-6"25'-0"29'-6"71'-5 1/2"6'-3 1/2"6'-3 1/2"NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH50 SQ. FT.TOTAL LIVING715 SQ. FT.FLOOR AREA TABLE1 BEDROOMS / 1 BATHSTARGET: 725 SQ. FT.PLAN 1C - DUPLEX0 7 . 1 0 . 1 9J:\GROUP19\33119011\9011FLR1C.DWGCopyright 2019 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 248F o u n t a i n H i l l s , A r i z o n aK E Y S T O N E F O U N T A I N H I L L S3 3 1 . 1 9 0 1 1P L A N 1R e f l e c t s M o d e r n P r a i r i e E l e v a t i o n
GREATROOM131123X10'-1" CLG.DINING10'-1" CLG.KITCHEN10'-1" CLG.MASTERBEDROOM132120X9'-1" CLG.BA.9'-1" CLG.PORCH10'-1" CLG.REF.D.W.PANTRYW.D.LINEN
36'-0"24'-4"1'-0"FRONT60" x 36"HIGH
WDW.
HIGH
WDW.ACNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH41 SQ. FT.TOTAL LIVING804 SQ. FT.FLOOR AREA TABLE1 BEDROOMS / 1 BATHSTARGET: 800 SQ. FT.PLAN 2A0 7 . 1 0 . 1 9J:\GROUP19\33119011\9011FLR2A.DWGCopyright 2019 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 248F o u n t a i n H i l l s , A r i z o n aK E Y S T O N E F O U N T A I N H I L L S3 3 1 . 1 9 0 1 1P L A N 2 R e f l e c t s C o n t e m p o r a r y S p a n i s h E l e v a t i o n
GREATROOM131123X10'-1" CLG.DINING10'-1" CLG.KITCHEN10'-1" CLG.MASTERBEDROOM132120X9'-1" CLG.BA.9'-1" CLG.PORCH10'-1" CLG.REF.D.W.PANTRYW.D.LINEN60" x 36"HIGH
WDW.ACFRONT36'-0"24'-4"1'-4"NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH43 SQ. FT.TOTAL LIVING804 SQ. FT.FLOOR AREA TABLE1 BEDROOMS / 1 BATHSTARGET: 800 SQ. FT.PLAN 2B0 7 . 1 0 . 1 9J:\GROUP19\33119011\9011FLR2B.DWGCopyright 2019 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 248F o u n t a i n H i l l s , A r i z o n aK E Y S T O N E F O U N T A I N H I L L S3 3 1 . 1 9 0 1 1P L A N 2R e f l e c t s N e w R a n c h E l e v a t i o n
GREATROOM131123X10'-1" CLG.DINING10'-1" CLG.KITCHEN10'-1" CLG.MASTERBEDROOM132120X9'-1" CLG.BA.9'-1" CLG.PORCH10'-1" CLG.REF.D.W.PANTRYW.D.LINEN60" x 36"HIGH
WDW.
HIGH
WDW.ACFRONT36'-0"24'-4"1'-0"NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH41 SQ. FT.TOTAL LIVING804 SQ. FT.FLOOR AREA TABLE1 BEDROOMS / 1 BATHSTARGET: 800 SQ. FT.PLAN 2C0 7 . 1 0 . 1 9J:\GROUP19\33119011\9011FLR2C.DWGCopyright 2019 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 248F o u n t a i n H i l l s , A r i z o n aK E Y S T O N E F O U N T A I N H I L L S3 3 1 . 1 9 0 1 1P L A N 2R e f l e c t s M o d e r n P r a i r i e E l e v a t i o n
PORCH10'-1" CLG.GREATROOM192159X10'-1" CLG.BEDROOM 2114100X10'-1" CLG.BA. 210'-1" CLG.KITCHEN10'-1" CLG.DINING10'-1" CLG.MASTERBEDROOM119124X10'-1" CLG.MASTERBATH10'-1" CLG.REF.D.W.PANTRY
LINENW.D.43'-5"27'-0"4'-6"9'-0"
FRONT60" x 36"60" x 32"HIGHWDW.HIGHWDW.HIGHWDW.HIGHWDW.HIGH
WDW.ACNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH68 SQ. FT.TOTAL LIVING1,072 SQ. FT.FLOOR AREA TABLE2 BEDROOMS / 2 BATHSTARGET: 1,050 SQ. FT.PLAN 3A0 7 . 1 0 . 1 9J:\GROUP19\33119011\9011FLR3A.DWGCopyright 2019 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 248F o u n t a i n H i l l s , A r i z o n aK E Y S T O N E F O U N T A I N H I L L S3 3 1 . 1 9 0 1 1P L A N 3R e f l e c t s C o n t e m p o r a r y S p a n i s h E l e v a t i o n
GREATROOM192159X10'-1" CLG.BEDROOM 2114100X10'-1" CLG.BA. 210'-1" CLG.KITCHEN10'-1" CLG.DINING10'-1" CLG.MASTERBEDROOM119124X10'-1" CLG.MASTERBATH10'-1" CLG.REF.D.W.PANTRY
LINENW.D.FRONT60" x 36"60" x 32"HIGHWDW.HIGHWDW.HIGHWDW.HIGHWDW.HIGH
WDW.ACPORCH10'-1" CLG.43'-5"27'-0"4'-6"9'-0"NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH115 SQ. FT.TOTAL LIVING1,072 SQ. FT.FLOOR AREA TABLE2 BEDROOMS / 2 BATHSTARGET: 1,050 SQ. FT.PLAN 3B0 7 . 1 0 . 1 9J:\GROUP19\33119011\9011FLR3B.DWGCopyright 2019 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 248F o u n t a i n H i l l s , A r i z o n aK E Y S T O N E F O U N T A I N H I L L S3 3 1 . 1 9 0 1 1P L A N 3R e f l e c t s N e w R a n c h E l e v a t i o n
GREATROOM192159X10'-1" CLG.BEDROOM 2114100X10'-1" CLG.BA. 210'-1" CLG.KITCHEN10'-1" CLG.DINING10'-1" CLG.MASTERBEDROOM119124X10'-1" CLG.MASTERBATH10'-1" CLG.REF.D.W.PANTRY
LINENW.D.FRONT60" x 36"60" x 32"HIGHWDW.HIGH
WDW.ACFRONTPORCH10'-1" CLG.HIGHWDW.HIGHWDW.HIGHWDW.43'-5"27'-0"4'-6"9'-0"NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH30 SQ. FT.TOTAL LIVING1,072 SQ. FT.FLOOR AREA TABLE2 BEDROOMS / 2 BATHSTARGET: 1,050 SQ. FT.PLAN 3C0 7 . 1 0 . 1 9J:\GROUP19\33119011\9011FLR3C.DWGCopyright 2019 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 248F o u n t a i n H i l l s , A r i z o n aK E Y S T O N E F O U N T A I N H I L L S3 3 1 . 1 9 0 1 1P L A N 3R e f l e c t s M o d e r n P r a i r i e E l e v a t i o n
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH124 SQ. FT.TOTAL LIVING1,095 SQ. FT.FLOOR AREA TABLE2 BEDROOMS / 2 BATHSTARGET: 1,050 SQ. FT.PLAN 4A43'-5"28'-6"4'-6"9'-0"
1'-6"FRONTPORCH10'-1" CLG.BEDROOM 2114100X10'-1" CLG.BA. 210'-1" CLG.MASTERBEDROOM119124X10'-1" CLG.MASTERBATH10'-1" CLG.LINENW.D.60" x 36"60" x 32"GREATROOM150156X10'-1" CLG.DINING10'-1" CLG.D.W.KITCHEN10'-1" CLG.REF.PANTRYHIGHWDW.HIGHWDW.HIGHWDW.HIGH
WDW.HIGHWDW.HIGHWDW.HIGHWDW.AC0 7 . 1 0 . 1 9J:\GROUP19\33119011\9011FLR4A.DWGCopyright 2019 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 248F o u n t a i n H i l l s , A r i z o n aK E Y S T O N E F O U N T A I N H I L L S3 3 1 . 1 9 0 1 1P L A N 4R e f l e c t s C o n t e m p o r a r y S p a n i s h E l e v a t i o n
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH100 SQ. FT.TOTAL LIVING1,095 SQ. FT.FLOOR AREA TABLE2 BEDROOMS / 2 BATHSTARGET: 1,050 SQ. FT.PLAN 4BBEDROOM 2114100X10'-1" CLG.BA. 210'-1" CLG.MASTERBEDROOM119124X10'-1" CLG.MASTERBATH10'-1" CLG.LINENW.D.60" x 36"60" x 32"GREATROOM150156X10'-1" CLG.DINING10'-1" CLG.D.W.KITCHEN10'-1" CLG.REF.PANTRYHIGHWDW.HIGHWDW.HIGHWDW.HIGH
WDW.HIGHWDW.HIGHWDW.ACFRONTPORCH10'-1" CLG.HIGHWDW.43'-5"28'-6"4'-6"9'-0"
1'-6"0 7 . 1 0 . 1 9J:\GROUP19\33119011\9011FLR4B.DWGCopyright 2019 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 248F o u n t a i n H i l l s , A r i z o n aK E Y S T O N E F O U N T A I N H I L L S3 3 1 . 1 9 0 1 1P L A N 4R e f l e c t s N e w R a n c h E l e v a t i o n
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH100 SQ. FT.TOTAL LIVING1,095 SQ. FT.FLOOR AREA TABLE2 BEDROOMS / 2 BATHSTARGET: 1,050 SQ. FT.PLAN 4CBEDROOM 2114100X10'-1" CLG.BA. 210'-1" CLG.MASTERBEDROOM119124X10'-1" CLG.MASTERBATH10'-1" CLG.LINENW.D.60" x 36"60" x 32"GREATROOM150156X10'-1" CLG.DINING10'-1" CLG.D.W.KITCHEN10'-1" CLG.REF.PANTRYHIGH
WDW.HIGHWDW.HIGHWDW.ACFRONTPORCH10'-1" CLG.HIGHWDW.HIGHWDW.HIGHWDW.HIGHWDW.43'-5"28'-6"4'-6"9'-0"
1'-6"0 7 . 1 0 . 1 9J:\GROUP19\33119011\9011FLR4C.DWGCopyright 2019 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 248F o u n t a i n H i l l s , A r i z o n aK E Y S T O N E F O U N T A I N H I L L S3 3 1 . 1 9 0 1 1P L A N 4R e f l e c t s M o d e r n P r a i r i e E l e v a t i o n
LINEND.W.GREATROOM140174X10'-1" CLG.REF.
PANTRY
D.W.BEDROOM 2100102X10'-1" CLG.BEDROOM 3102102X10'-1" CLG.BA. 210'-1" CLG.KITCHEN10'-1" CLG.PORCH10'-1" CLG.44'-0"35'-0"1'-6"4'-6"7'-10"
FRONT60" x 32"MASTERBATH10'-1" CLG.MASTERBEDROOM129122X10'-1" CLG.DINING134128X10'-1" CLG.60" x 36"ACNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH124 SQ. FT.TOTAL LIVING1,246 SQ. FT.FLOOR AREA TABLE3 BEDROOMS / 2 BATHSTARGET: 1,200 SQ. FT.PLAN 5B0 7 . 1 0 . 1 9J:\GROUP19\33119011\9011FLR5B.DWGCopyright 2019 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 248F o u n t a i n H i l l s , A r i z o n aK E Y S T O N E F O U N T A I N H I L L S3 3 1 . 1 9 0 1 1P L A N 5R e f l e c t s N e w R a n c h E l e v a t i o n
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH126 SQ. FT.TOTAL LIVING1,246 SQ. FT.FLOOR AREA TABLE3 BEDROOMS / 2 BATHSTARGET: 1,200 SQ. FT.PLAN 5CLINEND.W.GREATROOM140174X10'-1" CLG.REF.
PANTRY
D.W.BEDROOM 2100102X10'-1" CLG.BEDROOM 3102102X10'-1" CLG.BA. 210'-1" CLG.KITCHEN10'-1" CLG.60" x 32"MASTERBATH10'-1" CLG.MASTERBEDROOM129122X10'-1" CLG.DINING134128X10'-1" CLG.60" x 36"ACFRONTPORCH10'-1" CLG.HIGH
WDW.
HIGH
WDW.44'-0"35'-0"1'-6"4'-6"0 7 . 1 0 . 1 9J:\GROUP19\33119011\9011FLR5C.DWGCopyright 2019 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 248F o u n t a i n H i l l s , A r i z o n aK E Y S T O N E F O U N T A I N H I L L S3 3 1 . 1 9 0 1 1P L A N 5R e f l e c t s M o d e r n P r a i r i e E l e v a t i o n
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH10 SQ. FT.TOTAL LIVING1,411 SQ. FT.SECOND FLOOR267 SQ. FT.FIRST FLOOR1,148 SQ. FT.FLOOR AREA TABLE2 BEDROOMS / 2 BATHS + LOFTTARGET: 1,300 SQ. FT.PLAN 6ABEDROOM 2102100X9'-1" CLG.BA. 29'-1" CLG.REF.D.W.UP
17 R PANTRYDINING112129XMASTERBEDROOM119130X9'-1" CLG.MASTERBATH9'-1" CLG.GREATROOM134126X9'-1" CLG.W.KITCHEN9'-1" CLG.D.LINEN±7'-4" CLG.40'-10"30'-0"4'-6"9'-0"
FRONT
60" x 36"60" x 32"HIGHWDW.ACF I R S T F L O O R VOLUME CLG.DN
17 RLOFT102179X9'-1" CLG.OPEN TOBELOWHIGH
WDW.
HIGH
WDW.
HIGH
WDW.
HIGHWDW.S E C O N D F L O O R HIGHWDW.HIGHWDW.0 7 . 1 0 . 1 9J:\GROUP19\33119011\9011FLR6A.DWGCopyright 2019 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 248F o u n t a i n H i l l s , A r i z o n aK E Y S T O N E F O U N T A I N H I L L S3 3 1 . 1 9 0 1 1P L A N 6R e f l e c t s C o n t e m p o r a r y S p a n i s h E l e v a t i o n
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH97 SQ. FT.TOTAL LIVING1,595 SQ. FT.SECOND FLOOR447 SQ. FT.FIRST FLOOR1,148 SQ. FT.FLOOR AREA TABLE3 BEDROOMS / 3 BATHS + LOFTTARGET: 1,300 SQ. FT.PLAN 6BBEDROOM 2102100X9'-1" CLG.BA. 29'-1" CLG.REF.D.W.UP
17 R PANTRYDINING112129XMASTERBEDROOM119130X9'-1" CLG.MASTERBATH9'-1" CLG.GREATROOM134126X9'-1" CLG.W.KITCHEN9'-1" CLG.D.LINEN±7'-4" CLG.60" x 36"60" x 32"HIGHWDW.ACF I R S T F L O O R FRONT
PORCH10'-1" CLG.40'-10"30'-0"4'-6"9'-0"9'-1" CLG.DN
17 R
HIGH
WDW.
HIGH
WDW.
HIGH
WDW. F L O O R HIGHWDW.HIGHWDW.LOFT98179X9'-1" CLG.BEDROOM 3106100X9'-1" CLG.BA. 39'-1" CLG.HIGHWDW.HIGHWDW.HIGHWDW.HIGHWDW.S E C O N D F L O O R 0 7 . 1 0 . 1 9J:\GROUP19\33119011\9011FLR6B.DWGCopyright 2019 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 248F o u n t a i n H i l l s , A r i z o n aK E Y S T O N E F O U N T A I N H I L L S3 3 1 . 1 9 0 1 1P L A N 6R e f l e c t s N e w R a n c h E l e v a t i o n
EXHIBIT 16
EXHIBIT 17
FOUNTAIN HILLS
JOB # 331-19011
COLOR SELECTION CHART
ROOF: EAGLE JULY 8, 2019
PAINT: SHERWIN WILLIAMS
STONE: CORONADO
LANDSCAPE WALLS: SW 0024 CURIO GRAY
WROUGHT IRON: SW 6990 CAVIAR
MONUMENT SIGNS: SW 6155 RICE GRAIN (SIGNAGE BACKDROP) and SW 6160 BEST BRONZE (ACCENT PILASTERS)
CERAMIC TILES: www.tierrayfuego.com
SCHEMES 1-3 ‘A’ CONTEMPORARY SPANISH SCHEMES 4-6 ‘B’ NEW RANCH SCHEMES 7-9 ‘C’ MODERN PRAIRIE
SCHEME 1 2 3 4 5 6 7 8 9
FASCIA, EAVES,
BEAMS ------------------- ------------------- ------------------- SW 7069
IRON ORE
(LRV 6)
SW 7674
PEPPERCORN
(LRV 10)
SW 7020
BLACK FOX
(LRV 7)
SW 6202
CAST IRON
(LRV 12)
SW 7047
PORPOISE
(LRV 13)
SW 7027
WELL -BRED BROWN
(LRV 7)
FRONT DOOR SW 6473
SURF GREEN
(LRV22)
SW 7076
CYBERSPACE
(LRV 6)
SW 9142
MOSCOW
MIDNIGHT
(LRV 5)
SW 2803
ROOKWOOD TERRA
COTTA
(LRV 14)
SW 7607
SANTORINI BLUE
(LRV 14)
SW 2837
AURORA BROWN
(LRV 7)
SW 2838
POLISHED
MAHOGANY
(LRV 3)
SW 6251
OUTERSPACE
(LRV 13)
SW 0018
TEAL STENCIL
(LRV 21)
BASE STUCCO SW 7541
GRECIAN IVORY
(LRV 63)
SW 9112
SONG THRUSH
(LRV 33)
SW 7037
BALANCED BEIGE
(LRV 46)
SW 7018
DOVETAIL
(LRV 26)
SW 7642
PAVESTONE
(LRV 32)
SW 7543
AVENUE TAN
(LRV 44)
SW 0024
CURIO GRAY
(LR V 26)
SW 7639
ETHEREAL MOOD
(LRV 38)
SW 7544
FENLAND
(LRV 35)
ACCENT STUCCO SW 6150
UNIVERSAL KHAKI
(LRV40)
SW 7039
VIRTUAL TAUPE
(LRV 20)
SW 9174
MOTH WING
(LRV 29)
------------------- ------------------- ------------------- ------------------- ------------------- -------------------
SIDING ------------------- ------------------ ------------------ SW 7624
SLATE TILE
(LRV 15)
SW 7674
PEPPERCORN
(LRV 10)
SW 6200
LINK GRAY
(LRV 20)
------------------- ------------------- -------------------
CERAMIC TILES 30727
20106
20114
20107
30827
20111
------------------- ------------------- ------------------- ------------------- ------------------- -------------------
STONE
------------------- ------------------ ------------------ ------------------- ------------------- ------------------- SAWTOOTH LEDGE
NORTHLAND
GRAY GRANITE
PRAIRIE STONE
LATTE
PRAIRE STONE
‘S’ ROOF 3773 3636 3773
FLAT ROOF ------------------- ------------------ ------------------ 5634 5634 5634 4646 4502 4502
METAL ROOF ------------------- ------------------ ------------------ ------------------- ------------------- ------------------- ------------------- ------------------- -------------------
WINDOW FRAME TAN TAN TAN TAN TAN TAN TAN TAN TAN
GARAGE VINYL
STRIP BROWN BROWN BROWN BROWN BROWN BROWN BROWN BROWN BROWN
Base StuccoAccentStuccoFrontDoorTileAccentsKEYSTONEFOUNTAINHILLSCOLOR SCHEME BOARDSCONTEMPORARY SPANISH
COLOR SCHEME #1
or similar or similarRoof Tile
Base StuccoAccentStuccoFrontDoorTileAccentsCONTEMPORARY SPANISH
COLOR SCHEME #2
or similar or similarRoof TileKEYSTONEFOUNTAINHILLSCOLOR SCHEME BOARDS
Base StuccoAccentStuccoFrontDoorTileAccentsKEYSTONEFOUNTAINHILLSCOLOR SCHEME BOARDSCONTEMPORARY SPANISH
COLOR SCHEME #3
or similar or similarRoof Tile
Base StuccoFrontDoorSidingKEYSTONEFOUNTAINHILLSCOLOR SCHEME BOARDSNEW RANCH
COLOR SCHEME #4
Roof TileFacia, Eaves, Beams
Base StuccoFrontDoorSidingKEYSTONEFOUNTAINHILLSCOLOR SCHEME BOARDSNEW RANCH
COLOR SCHEME #5
Roof TileFacia, Eaves, Beams
Base StuccoFrontDoorSidingKEYSTONEFOUNTAINHILLSCOLOR SCHEME BOARDSNEW RANCH
COLOR SCHEME #6
Roof TileFacia, Eaves, Beams
Base StuccoFrontDoorStoneKEYSTONEFOUNTAINHILLSCOLOR SCHEME BOARDSMODERN PRAIRIE
COLOR SCHEME #7
Roof TileFacia, Eaves, Beams
Base StuccoFrontDoorStoneKEYSTONEFOUNTAINHILLSCOLOR SCHEME BOARDSMODERN PRAIRIE
COLOR SCHEME #8
Roof TileFacia, Eaves, Beams
Base StuccoFrontDoorStoneKEYSTONEFOUNTAINHILLSCOLOR SCHEME BOARDSMODERN PRAIRIE
COLOR SCHEME #9
Roof TileFacia, Eaves, Beams
MainBlock FencingWrought IronFencingMonument SignAccent PilastersKEYSTONEFOUNTAINHILLSCOLOR SCHEME BOARDSFENCING
COLOR SCHEME
MonumentSignBackdrop
EXHIBIT 18
EXHIBIT 19
WESTBY DRIVE
PARKVIEWAVENUEGD02
GD03
GD04
GD05 GD06
AVENUE OF THE FOUNTAINSLA MONTANA DRIVE PALISADES BOULEVARDBowman Consulting Group, Ltd.6751 North Sunset Blvd, Ste 325Glendale, Arizona 85305c Bowman Consulting Group, Ltd.Phone: (480) 629-8830www.bowmanconsulting.comSITE PLANKEYSTONE FOUNTAIN HILLSPRELIMINARY GRADING COVER SHEETFOUNTAIN HILLS, AZMARICOPA COUNTY---
AJS AJS NTL
1"=80'NONE
050642-01-001
07/08/2019
GD01
1 7
Call at least two full working days
before you begin excavation.
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602) 263-1100
Arizona Blue Stake, Inc.
THE PROMPT PAY LAW WILL BE ALTERED FOR THIS CONTRACT
NOTICE OF EXTENDED PAYMENT PROVISION THE CONSTRUCTION
CONTRACT WILL ALLOW THE OWNER TO MAKE PAYMENT WITHIN
THIRTY (30) DAYS AFTER CERTIFICATION AND APPROVAL OF BILLINGS
KEYSTONE FOUNTAIN HILLS
PRELIMINARY GRADING AND DRAINAGE PLAN
A PORTION OF SECTION 15, TOWNSHIP 3 NORTH,
RANGE 6 EAST OF THE GILA AND SALT RIVER MERIDIAN,
MARICOPA COUNTY, ARIZONA
BENCHMARK
BASIS OF BEARING
FEMA FIRM PANEL
KEY MAP
ABBREVIATIONS
BOUNDARY LINE
LOT LINE
EASEMENT
CENTER LINE
RIGHT-OF-WAY
MATCHLINE
EXISTING CONTOUR
PROPOSED CONTOUR
LEGEND
CAP SURVEY MARKER
EXISTING UNDERGROUND TELEPHONE
EXISTING GAS
STORM DRAIN PIPE
GRADE BREAK
ONSITE FLOW ARROW
SWALE
10' DIAMETER UNDERGROUND RETENTION - UGR
OFFSITE FLOW ARROW
SITE
15
VICINITY MAP
·
GENERAL GRADING NOTES
OWNER/DEVELOPER ENGINEER
LANDSCAPE ARCHITECT
PROJECT INFORMATION
GRADING AND DRAINAGE NOTES
SEE SHEET GD03
AVENUE OF THE FOUNTAINSLA MONTANA DRIVE
S20°38'08"W 302.00'
CURVE DATA
N69°21'52"W 820.00'S69°21'52"E 426.75'PAD=56.90FF=57.90
PAD=56.90FF=57.90 PAD=57.19FF=58.19
PAD=56.62FF=57.62 PAD=56.62FF=57.62
PAD=56.50FF=57.50
PAD=55.96FF=56.96 PAD=55.80FF=56.80 PAD=55.80FF=56.80 PAD=55.56FF=56.56 PAD=55.56FF=56.56
PAD=54.64FF=55.64
PAD=55.46FF=56.46 PAD=55.55FF=56.55 PAD=55.55FF=56.55 PAD=55.31FF=56.31 PAD=55.31FF=56.31 PAD=54.64FF=55.64
PAD=51.25FF=52.25
PAD=51.50FF=52.50 PAD=50.83FF=51.83
PAD=50.16FF=51.16 PAD=50.16FF=51.16
PAD=51.64FF=52.64
PAD=51.64FF=52.64
PAD=47.50FF=48.50
PAD=48.67FF=49.67
PAD=48.00FF=49.00
PAD=48.67FF=49.67
PAD=48.67FF=49.67PAD=49.73FF=50.73
PAD=49.73FF=50.73
PAD=50.40FF=51.40
PAD=50.40FF=51.40
PAD=50.50FF=51.50
Bowman Consulting Group, Ltd.
6751 North Sunset Blvd, Ste 325
Glendale, Arizona 85305
Phone: (480) 629-8830
www.bowmanconsulting.com
c Bowman Consulting Group, Ltd.
KEYSTONE FOUNTAIN HILLS
PRELIMINARY GRADING AND DRAINAGE PLAN
050642-01-001 1"=20'
NONE
AJS
07/08/19
AJS
07/08/19
NTL
07/08/19 2 7 GD02
Call at least two full working days
before you begin excavation.
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602) 263-1100
Arizona Blue Stake, Inc.
THE PROMPT PAY LAW WILL BE ALTERED FOR THIS CONTRACT
NOTICE OF EXTENDED PAYMENT PROVISION THE CONSTRUCTION
CONTRACT WILL ALLOW THE OWNER TO MAKE PAYMENT WITHIN
THIRTY (30) DAYS AFTER CERTIFICATION AND APPROVAL OF BILLINGS
GD02
GD03
GD04 GD05 GD06
KEY MAP
SEE SHEET GD04
SEE SHEET GD02AVENUE OF THE FOUNTAINSN69°21'52"W 820.00'S69°21'52"E 426.75'N20°38'08"E 34.00'S69°21'52"E 178.25'S20°38'08"W 854.00'
PAD=61.67FF=62.67 PAD=61.27FF=62.27
PAD=60.57FF=61.57
PAD=61.27FF=62.27 PAD=60.77FF=61.77
PAD=60.57FF=61.57
PAD=60.40FF=61.40 PAD=59.90FF=60.90 PAD=59.45FF=60.45
PAD=58.89FF=59.89 PAD=58.69FF=59.69
PAD=58.49FF=59.49
PAD=58.39FF=59.39
PAD=58.59FF=59.59
PAD=58.49FF=59.49
PAD=57.59FF=58.59 PAD=57.40FF=58.40
PAD=57.19FF=58.19 PAD=57.29FF=58.29
PAD=57.09FF=58.09
PAD=57.32FF=58.32
PAD=57.82FF=58.82
PAD=57.92FF=58.92PAD=58.12FF=59.12
PAD=58.63FF=59.63 PAD=58.43FF=59.43
Bowman Consulting Group, Ltd.
6751 North Sunset Blvd, Ste 325
Glendale, Arizona 85305
Phone: (480) 629-8830
www.bowmanconsulting.com
c Bowman Consulting Group, Ltd.
KEYSTONE FOUNTAIN HILLS
PRELIMINARY GRADING AND DRAINAGE PLAN
050642-01-001 1"=20'
NONE
AJS
07/08/19
AJS
07/08/19
NTL
07/08/19 3 7 GD03
Call at least two full working days
before you begin excavation.
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602) 263-1100
Arizona Blue Stake, Inc.
THE PROMPT PAY LAW WILL BE ALTERED FOR THIS CONTRACT
NOTICE OF EXTENDED PAYMENT PROVISION THE CONSTRUCTION
CONTRACT WILL ALLOW THE OWNER TO MAKE PAYMENT WITHIN
THIRTY (30) DAYS AFTER CERTIFICATION AND APPROVAL OF BILLINGS
GD02
GD03
GD04 GD05 GD06
KEY MAP
SEE SHEET GD03 SEE SHEET GD05AVENUE OF THE FOUNTAINSWESTBY DRIVE
PAD=62.50FF=63.50
PAD=62.30FF=63.30 PAD=61.92FF=62.92 PAD=61.92FF=62.92
PAD=62.40FF=63.40 PAD=61.90FF=62.90 PAD=61.45FF=62.45
PAD=61.25FF=62.25PAD=61.70FF=62.70
PAD=62.20FF=63.20PAD=61.42FF=62.42PAD=61.42FF=62.42
PAD=62.22FF=63.22 PAD=61.72FF=62.72
PAD=62.02FF=63.02
PAD=61.52FF=62.52
PAD=61.32FF=62.32
PAD=61.32FF=62.32
PAD=60.60FF=61.60
PAD=60.60FF=61.60
PAD=60.10FF=61.10
PAD=60.10FF=61.10 PAD=59.65FF=60.65
PAD=59.65FF=60.65
N69°21'52"W 820.00'N20°38'08"E 1052.00'
CURVE DATA
Bowman Consulting Group, Ltd.
6751 North Sunset Blvd, Ste 325
Glendale, Arizona 85305
Phone: (480) 629-8830
www.bowmanconsulting.com
c Bowman Consulting Group, Ltd.
KEYSTONE FOUNTAIN HILLS
PRELIMINARY GRADING AND DRAINAGE PLAN
050642-01-001 1"=20'
NONE
AJS
07/08/19
AJS
07/08/19
NTL
07/08/19 4 7 GD04
Call at least two full working days
before you begin excavation.
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602) 263-1100
Arizona Blue Stake, Inc.
THE PROMPT PAY LAW WILL BE ALTERED FOR THIS CONTRACT
NOTICE OF EXTENDED PAYMENT PROVISION THE CONSTRUCTION
CONTRACT WILL ALLOW THE OWNER TO MAKE PAYMENT WITHIN
THIRTY (30) DAYS AFTER CERTIFICATION AND APPROVAL OF BILLINGS
GD02
GD03
GD04 GD05 GD06
KEY MAP
SEE SHEET GD04SEE SHEET GD06SEE SHEET GD07WESTBY DRIVE
N20°38'08"E 1052.00'
S20°38'08"W 854.00'
PAD=61.00FF=62.00 PAD=60.55FF=61.55 PAD=60.10FF=61.10
PAD=59.60FF=60.60 PAD=59.60FF=60.60 PAD=60.00FF=61.00
PAD=60.45FF=61.45
PAD=60.25FF=61.25PAD=60.00FF=61.00
PAD=59.60FF=60.60
PAD=59.00FF=60.00 PAD=59.95FF=60.95
PAD=58.35FF=59.35PAD=58.00FF=59.00PAD=58.00FF=59.00
PAD=57.80FF=58.80 PAD=57.80FF=58.80 PAD=58.15FF=59.15PAD=57.65FF=58.65PAD=58.10FF=59.10
PAD=57.85FF=58.85PAD=58.30FF=59.30
PAD=59.20FF=60.20
PAD=58.55FF=59.55PAD=59.00FF=60.00
PAD=59.20FF=60.20
PAD=59.20FF=60.20 PAD=58.75FF=59.75
PAD=58.75FF=59.75
PAD=60.35FF=61.35PAD=60.80FF=61.80 PAD=59.90FF=60.90
PAD=59.40FF=60.40
Bowman Consulting Group, Ltd.
6751 North Sunset Blvd, Ste 325
Glendale, Arizona 85305
Phone: (480) 629-8830
www.bowmanconsulting.com
c Bowman Consulting Group, Ltd.
KEYSTONE FOUNTAIN HILLS
PRELIMINARY GRADING AND DRAINAGE PLAN
050642-01-001 1"=20'
NONE
AJS
07/08/19
AJS
07/08/19
NTL
07/08/19 5 7 GD05
Call at least two full working days
before you begin excavation.
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602) 263-1100
Arizona Blue Stake, Inc.
THE PROMPT PAY LAW WILL BE ALTERED FOR THIS CONTRACT
NOTICE OF EXTENDED PAYMENT PROVISION THE CONSTRUCTION
CONTRACT WILL ALLOW THE OWNER TO MAKE PAYMENT WITHIN
THIRTY (30) DAYS AFTER CERTIFICATION AND APPROVAL OF BILLINGS
GD02
GD03
GD04 GD05 GD06
KEY MAP
SEE SHEET GD05WESTBY DRIVE
PALISADES BOULEVARDN20°38'08"E 1052.00'S69°21'52"E 245.00'S20°38'08"W 854.00'
CURVE DATA
PAD=60.80FF=61.80
PAD=61.15FF=62.15 PAD=61.50FF=62.50
PAD=61.80FF=62.80 PAD=62.18FF=63.18
PAD=62.50FF=63.50
PAD=61.97FF=62.97
PAD=62.00FF=63.00
PAD=61.20FF=62.20
PAD=61.00FF=62.00
PAD=60.80FF=61.80
PAD=61.40FF=62.40PAD=61.00FF=62.00PAD=60.75FF=61.75PAD=60.60FF=61.60
PAD=60.10FF=61.10
PAD=59.15FF=60.15 PAD=59.40FF=60.40
PAD=59.80FF=60.80
PAD=60.30FF=61.30
PAD=60.10FF=61.10PAD=59.60FF=60.60
PAD=59.80FF=60.80PAD=59.40FF=60.40
PAD=59.20FF=60.20PAD=58.95FF=59.95
PAD=59.15FF=60.15
PAD=58.70FF=59.70
PAD=58.50FF=59.50
Call at least two full working days
before you begin excavation.
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602) 263-1100
Arizona Blue Stake, Inc.
THE PROMPT PAY LAW WILL BE ALTERED FOR THIS CONTRACT
NOTICE OF EXTENDED PAYMENT PROVISION THE CONSTRUCTION
CONTRACT WILL ALLOW THE OWNER TO MAKE PAYMENT WITHIN
THIRTY (30) DAYS AFTER CERTIFICATION AND APPROVAL OF BILLINGS
GD02
GD03
GD04 GD05 GD06
KEY MAP
Bowman Consulting Group, Ltd.
6751 North Sunset Blvd, Ste 325
Glendale, Arizona 85305
Phone: (480) 629-8830
www.bowmanconsulting.com
c Bowman Consulting Group, Ltd.
KEYSTONE FOUNTAIN HILLS
PRELIMINARY GRADING AND DRAINAGE PLAN
050642-01-001 1"=20'
NONE
AJS
07/08/19
AJS
07/08/19
NTL
07/08/19 6 7 GD06
Bowman Consulting Group, Ltd.1295 West Washington Ste 108Tempe, Arizona 85281c Bowman Consulting Group, Ltd.Phone: (480) 629-8830www.bowmanconsulting.comSITE PLANKEYSTONE FOUNTAIN HILLSGRADING SECTIONSFOUNTAIN HILLS, ARIZONAMARICOPA COUNTY----
NTL NTL NTL
1"=20'1"=4'
050642-01-001
07/08/19
GD07
7 7
EXHIBIT 20
LA MONTANA DRIVE
PARKVIEW AVENUEWESTBY DRIVE
PALISADES BOULEVARDAVENUE OF THE FOUNTAINSBowman Consulting Group, Ltd.1295 West Washington Ste 108Tempe, Arizona 85281c Bowman Consulting Group, Ltd.Phone: (480) 629-8830www.bowmanconsulting.comEXISTING SLOPE ANALYSISKEYSTONE FOUNTAIN HILLSFOUNTAIN HILLS, AZMARICOPA COUNTY---
AJS AJS
050642-01-001
---
1 1
EXHIBIT 21
EQLeasingOfficeWMaint.FitnessMLA MONTANA DRIVE
PARKVIEW AVENUEWESTBY DRIVE
PALISADES BOULEVARDAVENUE OF THE FOUNTAINSCut/Fill Table
Number
1
2
3
4
5
6
7
8
Cut/Fill Minimum
-18.922
-10.000
-5.000
-2.000
0.000
2.000
5.000
10.000
Cut/Fill Maximum
-10.000
-5.000
-2.000
0.000
2.000
5.000
10.000
13.313
ColorEQLeasingOfficeWMaint.FitnessMBowman Consulting Group, Ltd.1295 West Washington Ste 108Tempe, Arizona 85281c Bowman Consulting Group, Ltd.Phone: (480) 629-8830www.bowmanconsulting.comKEYSTONE FOUNTAIN HILLSCUT/FILL EXHIBITFOUNTAIN HILLS, AZMARICOPA COUNTYAJS AJS NTL
1"=50'
050642-01-001
06/10/2019
CF01
1 1
EXHIBIT 22
EQLeasingOfficeWOutdoorStorageFacilityFitnessMPoolEquipmentLA MONTANA DRIVEAVENUE OF THE FOUNTAINSPARKVIEW AVENUEWESTBY DRIVE
PALISADES BOULEVARDCENTERLINE CURVE DATA
CENTERLINE DATA Bowman Consulting Group, Ltd.1295 West Washington Ste 108Tempe, Arizona 85281c Bowman Consulting Group, Ltd.Phone: (480) 629-8830www.bowmanconsulting.comSITE PLANKEYSTONE FOUNTAIN HILLSUTILITY PLANFOUNTAIN HILLS, ARIZONAMARICOPA COUNTY--
AJS AJS NTL
1" = 50'NONE
050642-01-001
07/08/2019
1
UT01
1
LEGEND
UGT
G
Call at least two full working days
before you begin excavation.
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602) 263-1100
Arizona Blue Stake, Inc.
EXHIBIT 23
Renter Occupied Households have approximately 1.5 vehicles per household in Fountain
Hills, which is less than owner occupied households. This data along with supportive
feedback from our property management company gives us confidence that we will have
adequate parking at Keystone Fountain Hills.
EXHIBIT 24
CONCEPTUAL ONLY. FINAL DESIGN ANDMANUFACTURER TO BE DETERMINEDAT CONSTRUCTION DOCUMENT PHASE
CARUSO
TURLEY
SCOTT
INC.
consulting
structural
engineers
1215 W. Rio Salado Pkwy
Suite 200
Tempe, Arizona 85281
(480) 774-1700
(480) 774-1701 FAX
www.ctsaz.com
YEARS OF
EXCELLENCE
53
CARUSO TURLEY SCOTT
1963 - 2016
PAUL G.
R T
s
Z
trPR
R
A
I
aDtiCEderesgeefo CIFC TA
e
rurSt
)U,
g
ANO
iSe n e
.S .A .d
E
SCOTTI14427
.
N
O(rutclanonalisEgine
EXPIRES 06-30-19
C:\Users\dft09\Documents\WORK\17436\17436_18-S2.dwg, 6/14/2017 2:37:49 PM, dft09CONCEPTUAL ONLY. FINAL DESIGN AND
MANUFACTURER TO BE DETERMINED
AT CONSTRUCTION DOCUMENT PHASE
EXHIBIT 25
EQLeasingOfficeWOutdoorStorageFacilityFitnessMPoolEquipmentLA MONTANA DRIVE
PARKVIEW AVENUEWESTBY DRIVE
PALISADES BOULEVARDAVENUE OF THE FOUNTAINSPHASE 1
PHASE 5PHASE 4PHASE 3PHASE 2
Bowman Consulting Group, Ltd.1295 West Washington Ste 108Tempe, Arizona 85281c Bowman Consulting Group, Ltd.Phone: (480) 629-8830www.bowmanconsulting.comPHASE PLANKEYSTONE FOUNTAIN HILLSC of O PHASING / MOVE-IN SEQUENCEFOUNTAIN HILLS, ARIZONAMARICOPA COUNTY--
AJS AJS NTL
1" = 50'NONE
050642-01-001
07/08/2019
PH01
1 1
EXHIBIT 26