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Home My WebLink AboutPZ.2019.0725.RevisedAgenda REVISED 7/24/2019, 11:45 AM yJC �° es NOTICE OF REGULAR MEETING n I PLANNING AND ZONING COMMISSION war war Chairman Susan Dempster Vice Chairman Erik Hansen Commissioner Peter Gray Commissioner Mathew Boik Commissioner Christopher Jones Commissioner Scott Schlossberg TIME: 6:00 P.M. —REGULAR SESSION WHEN: THURSDAY, JULY 25, 2019 WHERE: FOUNTAIN HILLS COMMUNITY CENTER 13001 NORTH LA MONTANA DRIVE, FOUNTAIN HILLS, AZ Commissioners will attend either in person or by telephone conference call; a quorum of the Town's various Commission, Committee or Board members may be in attendance at the Planning and Zoning Commission meeting. Notice is hereby given that pursuant to A.R.S. §1-602.A.9, subject to certain specified statutory exceptions, parents have a right to consent before the State or any of its political subdivisions make a video or audio recording of a minor child. Meetings of the Planning and Zoning Commission are audio and/or video recorded and, as a result,proceedings in which children are present may be subject to such recording.Parents,in order to exercise their rights may either file written consent with the Town to such recording, or take personal action to ensure that their child or children are not present when a recording may be made. If a child is present at the time a recording is made, the Town will assume that the rights afforded parents pursuant to A.R.S. §1- 602.A.9 have been waived. REQUEST TO COMMENT The public is welcome to participate in Planning and Zoning Commission meetings. TO SPEAK TO AN AGENDA ITEM, please complete a Request to Comment card, located in the back of the Council Chambers,and hand it to the Recorder prior to discussion of that item,if possible. wish comment. Speakers will be allowed ee contiguous Include t to address the Commission. Verbal ocomme is should be directed through minutesh the Presiding Officer and not to individual commissioners. TO COMMENT ON AN AGENDA ITEM IN WRITING ONLY, please complete a Request to Comment card, indicating it is a written comment, and check the box on whether you are FOR or AGAINST an agenda item, and hand it to the Recorder prior to discussion, if possible. k I of 3 REGULAR MEETING 1. CALL TO ORDER AND PLEDGE OF ALLEGIANCE— Chairman Susan Dempster 2. MOMENT OF SILENCE—Chairman Susan Dempster 3. ROLL CALL—Chairman Susan Dempster 4. CALL to the PUBLIC —Chairman Susan Dempster Pursuant to A.R.S. §38-431-01(G), public comment is permitted (not required) on matters not listed on the agenda. Any such comment (i) must be within the jurisdiction of the Commission and (ii) is subject to reasonable time, place, and manner restrictions.The Commission will not discuss or take legal action on matters raised during "Call to the Public" unless the matters are properly noticed for discussion and legal action. At the conclusion of the call to the public, individual Commissioner may (i)respond to criticism, (ii)ask staff to review a matter or(iii)ask that the matter be placed on a future Commission agenda. 5. CONSIDERATION OF Approving the Planning and Zoning Meeting Minutes dated May 9, 2019. 6. a. PUBLIC HEARING to receive comments on ORDINANCE #19-04, application by Sixth Street Enterprises Inc, DBA Nature's AZ Medicines for an amendment to Sections 24.03.B &C.4 of the Fountain Hills Zoning Ordinance. If adopted the proposal would amend the zoning ordinance by extending the permitted operating hours of a medical marijuana dispensary to allow operation between the hours of 8:00 AM— 10:00 PM, daily and allow for delivery of products. (Case #Z2019-05) 6. b. CONSIDERATION of ORDINANCE#19-04, application by Sixth Street Enterprises Inc, DBA Nature's AZ Medicines for an amendment to Sections 24.03.E & C.4 of the Fountain Hills Zoning Ordinance. If adopted the proposal would amend the zoning ordinance by extending the permitted operating hours of a medical marijuana dispensary to allow operation between the hours of 8:00 AM— 10:00 PM, daily and allow for delivery of products. (Case#Z2019-05) 7. a. PUBLIC HEARING to receive comments on ORDINANCE 19-09, a proposed amendment to the Town of Fountain Hills Zoning Map. If adopted, the amendment would rezone `� approximately 16.08 acres generally located on the south side of Palisades Boulevard, the \\ east side of Westby Drive, the north side of Avenue of the Fountains, and the west side of La Montana Drive (AKA 16575 E Palisades Boulevard; APN#176-07-853) from C-2 — Intermediate Commercial Zoning District and C-2-EO — Intermediate Commercial Zoning District with the Entertainment Overlay District to "Keystone PAD" for construction of approximately 147 apartment units. (Case#Z2019-01) 7. b. CONSIDERATION of ORDINANCE 19-09, a proposed amendment to the Town of Fountain Hills Zoning Map. If adopted, the amendment would rezone approximately 16.08 vyI acres generally located on the south side of Palisades Boulevard, the east side of Westby Drive, the north side of Avenue of the Fountains, and the west side of La Montana Drive (AKA 16575 E Palisades Boulevard; APN#176-07-853)from C-2—Intermediate Commercial Zoning District and C-2-EO — Intermediate Commercial Zoning District with the Entertainment Overlay District to "Keystone PAD" for construction of approximately 147 a artment units. (Case#Z2019-01) \, C8. a. P BLIC HEARING to receive comments on RESOLUTION 2019-39, a proposed Minor endment to the Town of Fountain Hills General Plan 2010 to change the land use i ,,, designation on approximately 23 acres of land located on the east side of Palisades 2 of 3 Boulevard north of Shea Boulevard from Lodging to Multi-Family/Medium. If adopted, the amendment will allow for multi-residential development. (Case#GPA2019-01) `111114.- 8. b. CONSIDERATION of RESOLUTION 2019-39, a proposed Minor Amendment to the Town of Fountain Hills General Plan 2010 to change the land use designation on approximately 23 acres of land located on the east side of Palisades Boulevard north of Shea Boulevard from Lodging to Mulit-Family/Medium. If adopted, the amendment will allow for multi- residential development. (Case#GPA2019 -01) 9. a. P BLIC to vm OR 19-03,a proposed amendment e Town of FountainHEARINGrecei Hill se Zoningcoments Map.on If adoptedDINANCE, the amendment would rezone approximately 59.79 acres at 10825 N Palisades, from the "L-3 P.U.D" and "OSR" zoning districts to the "Daybreak PAD" zoning district. If approved, the rezoning will allow the construction of an apartment complex with up to 400 dwelling units. (Case#Z2018-10) 9. b. CONSIDERATION of ORDINANCE 19-03, a proposed amendment to the Town of Fountain Hills Zoning Map. If adopted, the amendment would rezone approximately 59.79 acres at 10825 N Palisades, from the "L-3 P.U.D" and "OSR" zoning districts to the "Daybreak PAD" zoning district. If approved, the rezoning will allow the construction of an apartment complex with up to 400 dwelling units. (Case#Z2018-10) 10. COMMISSION DISCUSSION/REQUEST FOR RESEARCH to staff. 11. SUMMARY OF COMMISSION REQUESTS from Development Services Director. 12. REPORT from Development Services Director. 13.ADJOURMENT. AGENDA POSTED: "7 / / 3 / / Pc (,OO -A(4)moo^ Date Paula Woodward, Executive Assistant The Town of Fountain Hills endeavors to make all public meetings accessible to persons with disabilities Please call 480-816-5100(voice)or 1-800-367-8939(TDD)48 hours prior to the meeting to request a reasonable accommodation to participate in the meeting or to obtain agenda information in large print format Supporting documentation and staff reports furnished the Council with this agenda are available for review in the Clerk's Office. 3 of 3 TAIN TOWN OF FOUNTAIN HILLS o4 Planning and Zoning g ! Board of Adjustment 4„sismv AGENDA ACTION FORM Meeting Date: July 25, 2019 Agenda Type: Regular Meeting Type: Regular Submitting Department: Development Services Staff Contact Information: John D. Wesley, AICP, Development Services Director, 480-816-5138, iwesley(d fh.az.gov REQUESTS TO PLANNING & ZONING COMMISSION: PUBLIC HEARING to receive comments on ORDINANCE 19-09, a proposed amendment to the Town of Fountain Hills Zoning Map. If adopted, the amendment would rezone approximately 16.08 acres generally located on the south side of Palisades Boulevard, the east side of Westby Drive, the north side of Avenue of the Fountains, and the west side of La Montana Drive (AKA 16575 E Palisades Boulevard; APN#176-07-853) from C-2 — Intermediate Commercial Zoning District and C-2-EO — Intermediate Commercial Zoning District with the Entertainment Overlay District to "Keystone PAD" for construction of approximately 147 apartment units. (Case #Z2019-01) CONSIDERATION of ORDINANCE 19-09, a proposed amendment to the Town of Fountain Hills Zoning Map. If adopted, the amendment would rezone approximately 16.08 acres generally located on the south side of Palisades Boulevard, the east side of Westby Drive, the north side of Avenue of the Fountains, and the west side of La Montana Drive (AKA 16575 E Palisades Boulevard; APN#176-07-853) from C-2 — Intermediate Commercial Zoning District and C-2-EO — Intermediate Commercial Zoning District with the Entertainment Overlay District to "Keystone PAD" for construction of approximately 147 apartment units. (Case #Z2019-01) Applicant: Keystone Homes 7550 E. McDonald Drive, Suite G Scottsdale, AZ 85250 480-428-1001 Owner: GB Investments 7550 E. McDonald Dr., Ste G Scottsdale, AZ 85250 Property Location: 16575 E. Palisades Boulevard; south of Palisades, east of Westby, north of Avenue of the Fountains, west of La Montana I (APN's #176-07-853) Page 1 of 7 Keystone P.A.D. P&Z Staff Report Related Ordinance, Policy or Guiding Principle: 2010 General Plan Chapter 3 — Land Use Map —(Figure 11) Zoning Ordinance Section 2.01 —Amendments or Zone Changes Zoning Ordinance Chapter 19 —Architectural Review Guidelines Zoning Ordinance Chapter 23— Planned Area Development (PAD) District Subdivision Ordinance Article 5 — Grading Standards Subdivision Ordinance Article 6 — Landscaping Standards Staff Summary (background): SURROUNDING LAND USES AND ZONING: NORTH (across Palisades): Multi-residence/R-3 SOUTH (across Avenue of the Fountains): Government offices, Post Office, Residential/ C-2 PUD EAST (north portion, west of La Montana): Commercial shopping center/C-2 (south portion, east of La Montana): Commercial/C-2 WEST (west of Westby): Attached condominiums/Crestview PAD INTRODUCTION: The request is to rezone the property from C-2 Intermediate Commercial and C-2-EO, Intermediate Commercial with the Entertainment Overlay to "Keystone P.A.D." to allow development of an apartment complex. The apartments proposed for this development are different than typical apartments. Most of the apartment units are in individual, small homes with their own private yard. There are, however, 22 duplex units included in the site plan. The proposed development combines the benefits of a rental option with the privacy of an individual dwelling unit. Section 23.06 of the Fountain Hills Zoning Ordinance (FHZO) establishes the requirements and standards for a P.A.D. application. Part of the approval of the P.A.D. zoning designation is approval of a Development Plan for the property. Section 23.06 C lists the following requirements for a Development Plan: • The town-approved version of the Site Plan submitted according to Subsection 23.07(B); • The master water, sewer, and drainage plans and the traffic analysis as required by Subsection 23.07(C); • The project narrative provided according to Subsection 2.04(C); and, • The phasing plan submitted according to Subsection 2.04(C) above. DEVELOPMENT PLAN: Rezoning Request The request is to rezone the property from a commercial zoning district (C-2 and C-2-EO) to Planned Area Development to allow for a residential development. The P.A.D zoning designation allows the applicant to propose the uses that will be allowed along with the development standards. This allows the proposal to be designed to fit the specific site. The proposal has 147 dwelling units on 16.08 gross and 12.24 net acres for a net density of 12 dwelling units per acre. Site Plan: Section 23.07 B of the FHZO states: The P.A.D. zoning district may only be developed in accordance with an approved Site Plan prepared and approved according to Section 2.04 of this Zoning Ordinance. Page 2 of 7 Keystone P.A.D. P&Z Staff Report The site plan submitted with this request shows the primary access from Avenue of the Fountains with a secondary access point from Palisades. Most of the parking is provided along the main drive aisle through the development. Most of the parking spaces are covered and there are 36 garage spaces provided. The proposal also includes providing 36 parallel parking spaces along Westby. The zoning Ordinance requires 308 parking spaces, 302 are provided including the spaces along Westby. The apartment units are clustered in a manner to provide small pods along the sidewalks and open space areas. The "Grand Paseo" and overall sidewalk system provide a way for residents to circulate through the property separate from the vehicular drive aisles. Currently there are some significant topographic changes on the property. There is a high area near the intersection of Avenue of the Fountains and Westby; this area will be cut by almost 20'. There is a low area near the middle of the property along Westby where a drainage channel cuts through the property; this area will be filled with the maximum fill being approximately 13'. The maximum cut and fill allowed by code is 10', so these modifications are being requested as part of the P.A.D. One of the main concerns staff has had with the proposal is the frontage along La Montana. The eastern portion of the property is within the Entertainment Overlay zoning designation. This zoning designation was created to help implement the goals of the Downtown Specific Plan. The Downtown Specific Plan and the Entertainment Overlay zoning encourage in a mixed-use, pedestrian-friendly development that provides an "endcap" to the downtown area. The applicant has addressed this through the way they have stepped the site down toward La Montana, provided for the pedestrian access to La Montana, oriented the fronts of homes to La Montana, and created a plaza at the corner of Avenue of the Fountains and La Montana. Site Plan review includes review of the proposed development, including elevations, against the design guidelines contained on Chapter 19 of the FHZO. The development will include 6 different building types from one bedroom duplex units to the three bedroom two-story units. There are three different house styles proposed (Spanish, Ranch, and Prairie)with three different color schemes per elevation type. The developer will be mixing the sizes, styles and colors throughout the development to provide visual interest. Exhibits 14 — 19 provide details on the design of the buildings. Master Water, Sewer, and Drainage Plans: These have been submitted and reviewed by the Town Engineer. There are a few details to be finalized with regards to the drainage plan, but they are minor issues that can be resolved as the construction plans are completed. Traffic Analysis A traffic study has been conducted by J2Design. This report found minimal traffic impact due to this development. A few minor improvements to the proposed design and associated roadway were recommended and incorporated into the design. The Town Engineer concurs with the report. Project Narrative The Project Narrative provides a complete overview of the proposed development. In particular, Section VII of the Narrative establishes the development standards to be applied to Keystone P.A.D. Code Modifications Requested Main Interior Drive Aisle: The requirement for the main interior drive aisle is for a minimum 24' wide driveway with 6' of back up space in front of any garages. The applicant is proposing a 27' wide driveway with only 2' in front of the garage units. The narrowness of the north/south portion of the property behind Basha's made it a challenge to meet all the ordinance requirements. The 27' wide driveway provides an extra 3' of width for maneuvering behind the garages which reduces the impact of the deviation. Page 3 of 7 Keystone P.A.D. P&Z Staff Report Parking: The applicant is requesting deviations to the Town's required parking provisions as illustrated in this table: Dwelling Type Fountain Hills Request for MFU 1 Bedroom 1.50 2.00 2 Bedroom 2.00 2.00 3 Bedroom 2.00 2.00 Guest 0.25 0 By the FHZO, 308 parking spaces are required and 302 spaces are provided. Thirty-six of the spaces are in the public right-of-way along Westby. Therefore, they will not be exclusively for use by the residents of this development. Staff does not have a concern for the number of spaces being provided, it is a minor deviation from the Town code. If there is a time when there is not sufficient parking on the property, the overflow parking could go into the nearby commercial parking lots. The parking deviation also includes using spaces that are only 18' deep as opposed to the code required 19' of stall depth. The drive aisle are shown as being 27' wide when only 24' is required so the overall width of the driving and parking area is actually 1' wider than required by code. The proposed dimension for the accessible parking spaces are 9'wide plus the 5'access aisle as opposed to the Town's requirement for an 11'wide space. The proposed width meets ADA requirements. Cut and Fill: The site plan and development proposal are based on modification to the current topography on the site. Exhibits 16, Existing Slope Analysis and 17, Preliminary Cut/Fill Map, show the extent of the proposed changes to the topography. The maximum cut will be a little almost 20' and the maximum fill will be a little over 13'. Given the surrounding development pattern and the shape of the property these proposed deviations are appropriate. Retaining Walls: The maximum retaining wall height allowed in the code is 6'. Along the east property line behind the Basha's shopping center they will have the garage units on top of the retaining walls resulting in a total wall height of 14'- 1". Trash: Town code would require a total of 49 cubic yards of capacity, 48 cubic yard capacity is being provided. Setbacks: The proposed setbacks are very similar to the requirements of the existing C-2 zoning district, but are much less than the M-3 District, the most comparable multi-residence district. The proposed setbacks are: Description Standard Building Setbacks (min.) La Montana Dr. 5 ft. Ave. of the Fountains 5 ft. Westby Dr. 5 ft. Palisades Blvd 10 ft. Landscape Setback (min.) La Montana Dr. 0 ft. Ave. of the Fountains 0 ft. Westby Dr. 0 ft. Palisades Blvd 0 ft. Building Separation (min.) 9 ft. Page 4 of 7 Keystone P.A.D. P&Z Staff Report Phasing The proposal includes five phases that start development in the southeast corner and works west along Avenue of the Fountains and then north along Westby. The applicant intents is to move right from one phase to the next without any down time. The Town Engineer is reviewing the phasing plans to ensure that all code requirements will be met. Staff Analysis General Plan This property is within the Town Center area of Fountain Hills and is shown on the Land Use Plan map as Mixed Use. The Mixed Use land use designation is defined as: "The Mixed Use category denotes the Town Center area where a mix of commercial, retail, office, high-density residential, municipal, civic, recreational, cultural, institutional, parking, lodging and religious facilities are to be located. Several uses can be accommodated within a single project if the mix of uses is carefully designed to be mutually supportive and the project as a whole will reinforce the viability and vision of the Town Center." Land Use Objective 5.1 states: The town should encourage development of infill areas with close proximity to shopping facilities, recreation, community services and existing infrastructure. The proposed zoning and use will develop an infill property and add another housing option in the downtown area which will support the local businesses. In addition to the Town's General Plan, the Town has also adopted a Downtown Area Specific Plan. That Plan establishes nine downtown area districts. The location of this request falls within two of the established districts. The property at the northwest corner of La Montana and Avenue of the Fountains is within "The Avenue District." This district is described as: "The core of the downtown with a comfortable atmosphere for strolling, sight-seeing and shopping. This district will evolve into a premier shopping destination for residents and a must-visit magnet for visitors." The following statements for the Plan further describe the intent for this district: • "If designed appropriately, a small percentage of brownstone style housing could be integrated into The Avenue District." • "Special attention should be given to creating sidewalks with an abundance of shade." • "Special attention should also be given to architectural massing and specific treatment along all intersections. Appropriately designed street scenes at intersections will bring building mass and uses closer to street corners." The majority of the property is within the West Side District. This district is described as: "A true mixed- use district where residential infill as well as retail, offices, and services will be encouraged. This is also a possible location for a large entertainment anchor." From a planning perspective, the proposal to use this property for residential purposes is acceptable and would be considered consistent with the approved Plans. The only concern staff has had was with the way the proposed development would interact with and engage La Montana and the intersection at Page 5 of 7 Keystone P.A.D. P&Z Staff Report Avenue of the Fountains. In response to these staff concerns the applicant has modified the proposal and provided additional design detail to provide this integration and transition of uses. Rezoning This proposed zoning for and development of these individual apartment dwellings (sometimes referred to as residential casitas) is a new building type that has gotten started in the Valley over the last few years. There are built examples of similar projects in other communities but this is the first in Fountain Hills. The request for the P.A.D. zoning designation includes several standards that are modifications to the Town Zoning Ordinance. The major changes are the reduced building and landscape setbacks, the reduced building separation, and the increased amount of cut and fill. This is an odd shaped parcel adjacent to commercial uses near the core of the downtown area. More intense uses are expected and desired at this location. Staff is supportive of the proposed P.A.D. standards as defined in the Project Narrative and illustrated on the site plan. Site Plan: Staff is supportive of the site plan as presented. The applicant, however, has not worked out the details of the clubhouse and the associated amenities but has provided images that represent the style and development quality anticipated (Exhibit 18). The final design will need to be submitted for review and acceptance by the Development Services Director(Condition#3). Risk Analysis (options or alternatives with implications): Approval of the Keystone P.A.D. (ORD 19-09)will rezone the 16.08 acre property from the current C-2 and C-2- EO zoning district designations and allow development in accordance with the adopted Keystone P.A.D. Development Plan. Denial of the application will keep the property zoned C-2 for future commercial development. Given the amount of commercial property available in the area, this is unlike to develop with commercial uses in the near future. Fiscal Impact(initial and ongoing costs; budget status): N/A Staff Recommendation: Staff recommends approval of the requested rezoning to Keystone P.A.D. with the associated Development Plan with the stipulations listed with the suggested motion. SUGGESTED MOTIONS: Move to forward a recommendation to APPROVE the request to rezone the property to Keystone P.A.D. subject to the following conditions: 1. Ensure compliance with the Keystone Development Plan approved with this P.A.D, except as modified below. 2. Ensure compliance with all of the Town's adopted codes, requirements, standards and regulations, except as specifically stated and approved in the Keystone PAD Development Plan. 3. Review and acceptance of the detail design of the clubhouse and associated amenities by the Development Services Director prior to or with submission of the construction documents. Page 6 of 7 Keystone P.A.D. Attachments: P&Z Staff Report 1. Vicinity Map 2. Application 3. General Plan Land Use map 4. Downtown Area Plan Districts 5. Existing Zoning 6. PAD Project Narrative 7. Draft Ordinance 19-09 8. Correspondence received Submitted by: 7/25/19 cr esley, Development ervices Director Date Page 7 of 7 co = v o UI i L.) alQaLD ina 3 �� I . uu W r u = c ai l " y.Aar Q W H w eL c(a v v rj i V 0 V) r-1 < CC a v ri a« I„' 0 C 0 C 0 CL CD C ° : ?°. CUD C C N .. C t C n[ I/« z I..L u 0 0 .0`,�'r^1^' hr',e DO Not write in this space—official use only s Filing Date :, , Accepted By s "y$ 4, Fee Accepted mu, w► : Case Manager -f.e, Is MM. d4.4 The Town of Fountain Hills PLANNING &ZONING DEPARTMENT - APPLICATION Abandonment(Plat or Condominium) Appeal of Administrator's Interpretation Area Specific Plan &Amendments Concept Plan Condominium Plat Cut/Fill Waiver Development Agreement HPE Change or Abandonment General Plan Amendment Ordinance (Text Amendment) Planned Unit Development Preliminary/ Final Plat Replat (Lot joins, lot splits, lot line adjustments) Rezoning (Map) Special Use Permit&Amendments Site Plan Review (vehicles sales) Temporary Use Permit(Median Fee, if applicable) Variance Other PAD PROJECT NAME / NATURE OF PROJECT: Keystone Fountain Hills L., LEGAL DESCRIPTION: Plat Name See attached Block Lot PROPERTY ADDRESS: SEC Palisades Blvd&Westby Dr PARCEL SIZE(Acres) 12.24+/- ASSESSOR PARCEL NUMBER 176-07-853 NUMBER OF UNITS PROPOSED 147 TRACTS EXISTING ZONING C-2 PROPOSED ZONING PAD Applicant Mrs. Brennan Ray, Burch & Cracchiolo, P.A. Day Phone 602-234-8794 Mr. Ms. Address: 702 E. Osborn Road, Ste 200 City: Phoenix State: AZ Zip: 85014 Email: jking@keystonehomesaz.com Owner Mrs. GB Investments; c/o Jeff King, Keystone Homes4 Day Phone 602-828-8530 Mr. Ms. Address: 7550 E. McDonald Dr, Ste G City: Scottsdale State: AZ Zip: 85250 If application is being submitted by someone other than the owner olFthe property under consideration,the section below Idles be completed. / 7/f SIGNATURE OF OWNER �. "" �/'` t DATE `i 1 - 2 o'',9 I HEREBY AUTHORIZE Keystone Homes and Burch & Cracchiolo TO FILE THIS APPLICATION. Please Print Subscribed a d sworn before me this A?" day of 4pr,'� , 20 /9 . ZJ - ,(/� My Commission'Expires Pet oad« ,x log(b. Notary Pu is MUNIS I w`f' r VICKI S.HEMMING APPLICATION# „N�, : WW1 Mk•Stele d Ari2Md I i' •.s 1 iC.OPACOUNTY ! `i ` ''• "cmmiasbn R ' µ' 15cr'kAs Ue,.'mbor 26 2019 r0 N ll• co yj N V C � Jr jtt :IP; E : . 7 ,,„..,::,..,„4,..:„. „.......„...,. ,,,,,, ci, a. 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To: Rich Eneim Date: April 2, 2019 Keystone Homes From: Marina Stender, PE, PTOE eA--: ssciiionoi i�i\ �0 •,�S�FicAt�A Job Number: 19.1198.001 1 rf I�I MARINA STENDER w RE: Keystone Fountain Hills ��•: Traffic Statement q 's{..na:?% - P PiIDNA, U S•rizp,.� f+PIres: 09/3°1 INTRODUCTION J2 Engineering and Environmental Design (J2) • h; c'., has prepared a Traffic Statement for the proposed P • t-ii 1 ,4 Keystone Fountain Hills residential development, ..+ '�4' ,�s;*., 1 .a located on the southeast corner of Palisades p:'' Boulevard and Westby Drive in Fountain Hills, ' Ai. f� t Arizona. See Figure 1 for the vicinity map. r The proposed Keystone Fountain Hills residential ' development is planned to be built out in the year �'` ,.v` 2020 and will be comprised of 147 residential , ? ' i units with 46 one-bedroom units, 81 two- ' ,,. A4 bedroom units, 11 two-bedroom units with a loft ` ' '•• -''.,: and 9 three-bedroom units. See Attachment A and Figure 2 for the site plan. The objective of this Traffic Statement is to analyze 3 ,4�>. the traffic related impacts to the adjacent roadway Figure 1 - Vicinity Map network. EXISTING CONDITIONS According to the Maricopa County Assessor's website, the proposed site is comprised of one undeveloped parcel. This parcel is zoned C-2 Intermediate Commercial Zoning District. See Attachment B for detailed parcel information. Westby Drive serves at the northwest border, and Palisades Boulevard serves as the northeast border. The commerci pTt,N r BntiFo ?tfa Hills Plaza, is located southeast Dent. Init. Ayl/D.ls l/ kfoi Notos PAD 2019-01 M#9688 Keystone Fountain Hills r--.--- 16575 E Palisades Blvd i A 3rd Submittal 07/8/219 sign Keystone Fountain Hills and 2,743 vehicles per day in the northbound and southbound directions, respectively. There is a posted speed limit of 25 mph. PROPOSED ACCESS There are two accesses for the proposed Keystone Fountain Hills development. The primary access will be located off of Avenue of the Fountains, and the secondary access will be located off of Palisades Boulevard. Figure 3 —Apache Trail Avenue of the Fountains Proposed Access The primary access for the proposed Keystone Fountain Hills residential development is located along Avenue of the Fountains, approximately 600 feet west of La Montana Drive. This driveway is anticipated to be 50 feet wide, providing 20 feet for each direction of travel with a 10 foot median. • As previously mentioned, there is a raised landscaped median along Avenue of the Fountains. At the proposed Keystone Fountain Hills access on Avenue of the Fountains where is an existing median break providing an exclusive westbound left turn lane into the Town Center Crossing residential development to the south. Therefore, as part of the proposed Keystone Fountain Hills development, improvements include modifying this median break to provide an exclusive eastbound left turn lane. This median improvement will also support left turns out of the Keystone Fountain Hills development. Signing and pavement marking modifications will also be necessary. This geometric configuration will be similar to what is found along Apache Trail in Apache Junction, Arizona. Figure 3 is one of the intersections along Apache Trail. Exclusive left turn deceleration lanes are provided for each direction of travel. Within the wide median a double yellow stripe is installed to separate each direction of travel, and stop bars and stop signs are installed. A schematic layout with potential pavement marking and signing improvements for the Avenue of the Fountains proposed access to the Keystone Fountain Hills residential development is shown in Figure 5. design Keystone Fountain Hills (by Palisades Proposed Access The proposed secondary access for the Keystone Fountain Hills residential development is located along Palisades Boulevard, approximately 290 feet east of Westby Drive and approximately 86 feet (measured centerline to centerline) to the nearest Fountain Hills Plaza driveway to the east. Due to its proximity to the Fountain Hills Plaza driveway, to limit conflicting movements, this secondary driveway will allow right-in and right-out movements only. A 17 foot wide pork chop median island is proposed to prevent left turns into and out of the development. This access provides a 16 foot right-in access, and a 16 foot right-out access. See Figure 6. Along with limiting the turn movements at this driveway, the peak traffic times for the proposed residential development and the existing commercial development were analyzed. The weekday hourly distribution is shown in Figure 4. Figure 4 - Weekday Residential & Commercial Trip Distribution Weekday 16.00% a, 14.00% • 12.00% 10.00% JA\ ro • 8.00% 6.00% 5 4.00°0 0- 2.0CPAi 0.00% yL ti ° o° cP ( cPPcPcPcP .6o .6 6 .6 .66 6 o P .6 .6. P .6 t a N. 47' 07. %. 3 C.. y. 01. 47. y. 1°. Commercial Trip Distribution Residential Trip Distribution During the weekdays it is anticipated that the peak residential and commercial times will occur at different hours of the day. Therefore, this anticipated diffusion of traffic throughout the average weekday will also help to minimize turn movement conflicts between these two driveways. design Keystone Fountain Hills TRIP GENERATION (PROPOSED DEVELOPMENT) The trip generation for the proposed Keystone Fountain Hills residential development was calculated utilizing the Institute of Transportation Engineers (ITE) publication entitled Trip Generation, 10th Edition. The ITE rates are based on studies that measured the trip generation characteristics for various types of land uses. The rates are expressed in terms of trips per unit of land use type. This publication is considered to be the standard for the transportation engineering profession. ITE Land Use 220 —Multifamily Housing (Low-Rise) was used to calculate the trips generated by the proposed development. The total trip generation for the proposed Keystone Fountain Hills residential development with 147 units is shown in Table 1 below. Detailed trip generation calculations are provided in Attachment C. Table 1 —Trip Generation — Proposed Development Land Use ITEQty Unit Weekday AM Peok Hour PM Peak Hour Code Total Total In Out Total In Out Multifamily Housing(Low-Rise) 220 147 Dwelling 1,071 69 16 53 84 53 31 Units Total 1,071 69 16 53 84 53 31 It is anticipated that the proposed Keystone Fountain Hills residential development will generate 1,071 weekday trips, with 69 trips occurring during the AM peak hour and 84 occurring during the PM peak hour. NI) design , _ 0 / ' - / / / ,. / , * , ,...,.,, t t 0LO Zi0 // / iJl . .,:-- . \ft , r / f tj F ,',/ Z / _. i 71 f---i------..-----_4) [ •-), 1 I (!):';',P / -----.--- -2 / / i 1 i•-• / r ef ---.. ---.... / / fi I 1 , 1 i , , ,..„ ,,, / / , , / p / l'. 1, . ' / • / / / / 1 / / z..7 ' " i- LL. ..---, ---- . ---/ /,,, / tr) ' I, ----...,---,. • , / / ,f/ . . I U i i / / / / - /----f----. /..---. -------7--1 ' / i (..) 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''''' 1 / 0 / '".......... \ 44 •444,411y ' .. ,...‘,.,.., ,' OZ / 1 ' / .t..---.1.--------....7.N., 44111k46........... --•\..ii,...,, I ; I 0 -,-..,..-7.-i.•.,,._ , ,__ ,..... I - -, ,. rWS' 1 ‘ . ,, '7'47, ..", N --'"'"',..,,, ,„ i t .. ------.) ...": • ....,, ..... •-,., -, > , LLI • i / 't' ) ,,, t • .f, r t t•r^. ---... ..-.1 • , / ,'' / / ..i . (7 -----, i /7 '7'---' , •J"-----.4.------ •,•.,.''-7 / ' / , /.....,,,,‘,..... I .....,........... // .- •c.,„...„..... --„,, ILI ilik . '--.- r / ---•-.., / i 4 / , --• , ,....,, - / - 7....---,/ LLI < //, I.t...::,,,.„ ,., ' ,f // , --... t ,-...... , , --., < CI , • i i ' '4 , ‘__-___ , E • ' / I: '/ -‘ /"Ls's'il - -' ,\ ,\ ',/-1--- , . ' / 'I /1 / ,,, T'•-,-_',,-_,,:,,./ .,..r. 0 - ....I 74 ,,k Ci... '. 1 / I / 1 ; CL. --,-- 0 .. 1' / . I • 1 , ...,.: ,._.. i I I I „ ce, , / ' i .------------° .L."1 \ i / --„, 0 / / No , c,- , . / -- LU -.„. .,.. 4 I I //....71---,..../ 's,..-------"----T.1---7..-_---... 1* , , / i r2 ,,, / /' / , 6--,r---i . --/ , i, .,•••,•,,,- . Z / ./ -----, ------...7 ,i1 /1,„ / -.....,„.............../// •4""---- 1 ---'''--- — ..... , \ / 1,. r-- , 1/ .-..._. - . _ \ , -----,,... , -,,, ,,,.. II / , i t...,, I / - •Ci t -----,...7 • ------'''''.--,....._ ---.----„,.,.."----„,„..,,9 ., -7 --„' 1-4:..... 1"----. .._, ----„i -,.,.... r I 1 ' • b ....._-). -- Qt.- ------. .--'' --- "---:- -7-- , -----1-1,_ -,_ -----...„ ,..7 //, 1.' /1/44c...'''' '''..---''''''''...„,, s'''-`',,,,,_ •-...„, .., al a ,f) .t. , - -.... --,... ...„.. o a. -_ -- -,-,N.....„...,„ ,, - -.....„„,.... ---„,, . .■01010 Keystone Fountain Hills TRIP DISTRIBUTION AND ASSIGNMENT The trip distribution procedure determines the general pattern of travel for vehicles entering and leaving the proposed development. The trip distribution for the proposed Keystone Fountain Hills residential development is based on the proposed property layout, ease of access into the development, the surrounding roadway network, and existing traffic patterns. The peak hour directional traffic volumes along Palisades Boulevard and Avenue of the Fountains were used to determine the percentage of trip to and from the north and south. It is assumed that primary site access will operate as full-access driveway permitting all movements into and out of the site, while secondary access will operate as right-in right-out only. See Figure 7 for the AM and PM peak hour trip distribution percentages, and site traffic volumes. COLLISION ANALYSIS The most recent 3-year crash data was obtained from ADOT's Arizona Crash Information System for the period of January 1, 2016 through December 31, 2018 for the Palisades Boulevard between Westby Drive and La Montana Drive. See Attachment E. There were a total eight crashes over three years. Four collisions occurred at the intersection of Palisades Boulevard and Westby Drive, including a single vehicle (DUI, excessive speed, ran-off road, struck fixed object) and three left turn crashes. Two collisions occurred at the intersection of Palisades Boulevard and Almont Drive, including one rear-end and one angle crash. Two collisions occurred at the intersection of Palisades Boulevard and Montana Drive, both were angle collisions. In total, there was one possible injury, two suspected minor injuries, and the remaining six crashes were property damage only. jr% design i s �;' 0 fit wt p\w � ®r" r k'.w T �� r..N ft.,: Cft ~P t - �1 t � c � a :r N rn tool ,� mow At . # ( c� LU d+. �5 vat 'fie, "�q r y #�! f3 c ti TI +& Rr ill'®"rid • x'. O M rradir i�� , > C e g 4 46 A ��r., �' 1] U ` del J ,' :4 1- 'O O Q ocow P °'ta.M w�.wc •-i% w , '.,°' , , t 7� r y.,rF irk `. t r fix. v"'' °� � I', .. f t rir r Q Q ¢ .� r\ W W /D V LL b W��'�n Iv m c ', C. c forl o f 4o 4o 'O afs Ma��'O al s �(��S`� 40Ma4.4'O o cow a 4 • Keystone Fountain Hills (be TURN LANE ANALYSIS Hourly traffic counts for the surrounding roadway segments were received from the Town of Fountain Hills. This data included 24-hour traffic counts recorded during Iwo weekdays in March 2017. The traffic volumes during the peak hours of 8:00 am to 9:00 am, and 4:00 pm to 5:00 pm were utilized for this analysis and the two weekday traffic counts were averaged together. According to the 2016 Maricopa Association of Governments (MAG) Socioeconomic Projections, the study area is located in the Regional Analysis Zone 250. Between the year 2015 and the year 2020, the annual population growth rate is approximately 2.16%. As a conservative approach, a 2.5% annual growth rate was applied to the 2016 traffic counts received from the Town of Fountain Hills in order to determine the year 2020 background traffic volumes at the site driveways. See Attachment F for MAG Socioeconomic Projections. RIGHT TURN LANE WARRANT The Town of Fountain Hills utilizes the Maricopa County Department of Transportation (MCDOT) turn lane warrant criteria. The MCDOT 2018 Roadway Design Manual Section 7.15.1 (Right Turn Lanes) was used to determine if a right turn deceleration lane is warranted on Avenue of the Fountains or Palisades Boulevard. ILA driveway right turn deceleration lane is required when either of the following is met: • The outside lane has an expelled volume of 250 vph or greater and the right turn volume is greater than 55 vph. • Any three of the below criteria are met: 1. At least 5,000 vehicle per day are using or are expected to be using the adjacent street. 2. The roadway's posted speed limit is greater than 35 mph. 3. At least 1,000 vehicles per day are using or are expelled to use the driveway. 4. At least 30 vehicles are expected to make right-turns into the driveway within a one-hour period. Using the MCDOT criteria, the need for a right turn deceleration lane at the site driveways was evaluated. See Table 2 for the right turn lane analysis. ce design Keystone Fountain Hills Table 2 - Right Turn Analysis On At No.Th.0 Sped Peak Cribna 1 Criteria 2 Lan.: Omit Now D'.d.on Right Through Warronted ADT Pouted St. Driveway ADT Right Warronted AM 8 100 8 Avenue of the Fountain: Site Driveway(11 2 30 WB NO' S.173 30 664 NO PM 263 28 AM 344 6 Fallout*:Boulevard Soo Driveway(2) 2 35 E8 NO 11.750 35 407 NO PM 18 506 ti,Mgt 18 Right turn lanes are not warranted at either of the proposed Keystone Fountain Hills driveway accesses. However, an eastbound right turn lane along Palisades Boulevard will be installed at the request of the Town of Fountain Hills. SIGHT DISTANCE The departure sight triangles were determined in accordance with MCDOT's 2018 Roadway Design Manual and AASHTO's 2011 A Policy on Geometric Design of Highway and Streets. Avenue of the Fountains Proposed Access The left turn out sight distance was evaluated for this access. Located on a curve the left turn movement would be made from the median. With a posted speed limit along Avenue of the Fountains of 30 mph, a 35 mph design speed was used. The sight distance triangle is shown in Figure 5. Existing trees and shrubs fall within this sight distance. Therefore, it will be critical to field verify the sight distance once the improvement at this median is constructed. It may be necessary to trim or prune the vegetation to ensure that adequate sight distance is maintained. Palisades Boulevard Proposed Access Due to its proximity (86 feet measured centerline to centerline) to the Fountain Hills Plaza driveway, turning movements at this driveway will be limited to right-in and right-out movements only. With a posted speed limit along Palisades Boulevard of 35 mph, a 40 mph design speed was used. The right turn departure sight distance triangle is shown in Figure 6. There is adequate sight distance at this proposed access. Sri design Keystone Fountain Hills SUMMARY The proposed Keystone Fountain Hills residential development is located on the southeast corner of Palisades Boulevard and Westby Road, in Fountain Hills, Arizona. The proposed Keystone Fountain Hills residential development is planned to be built out in the year 2020 and will be comprised of 147 residential units with 46 one-bedroom units, 81 two-bedroom units, 11 two-bedroom units with a loft and 9 three-bedroom units. PROPOSED ACCESS There are two proposed accesses to the site, one located along Avenue of the Fountains, approximately 600 feet west of La Montana Drive. As part of the proposed Keystone Fountain Hills development, improvements include modifying the median break along Avenue of the Fountains to provide an exclusive eastbound left turn lane. This median improvement will also support left turns out of the Keystone Fountain Hills development. Signing and pavement marking modifications will also be necessary. The proposed secondary access for the Keystone Fountain Hills residential development is located along Palisades Boulevard, approximately 290 feet east of Westby Drive. The secondary driveway along Palisades Boulevard will allow right-in and right-out movements only, with a wide pork chop median island being proposed to prevent left turns into and out of the development. The secondary access on Palisades Boulevard is located approximately 86 feet west of an ,. existing driveway (measured centerline to centerline) which provides access to the loading area behind the Fountain Hills Plaza buildings. Additionally, on the north side of Palisades Boulevard just across of this Fountain Hills Plaza driveway is the Sonoran Villas driveway. Although these three driveways are in relatively close proximity to one another, it is anticipated that they will operate well as the proposed secondary access is right-in right-out only and all three access points are low volume driveways. Also, the peak traffic times for the Fountain Hills Plaza do not correspond with peak traffic times for the proposed Keystone Fountain Hills and Sonoran Villas as retail centers typically have weekday mid-day peaks, whereas residential developments typically have the highest traffic volumes during the weekday AM and PM peak hours. Lastly, there are currently no crashes reported within the most recent three year period at either of the two existing driveways TRIP GENERATION The proposed development is anticipated to generate 1,071 weekday trips, with 69 trips occurring during the AM peak hour and 84 occurring during the PM peak hour. Adjacent to the site, Avenue of the Fountains and Palisades Boulevard would both increase by 664 and 407 daily trips, respectively. Applying the 2.5% annual growth rate to the daily traffic volumes along Avenue of the Fountains and Palisades Boulevard results in 5,842 and 12,157 vehicles per day, respectively. With both roadways providing two lanes for each design Keystone Fountain Hills direction of travel, there is more than adequate capacity p ty to accommodate the added trips due to the proposed Keystone Fountain Hills development. TURN LANE ANALYSIS MCDOT's turn lane analyses were completed for both site driveways. Right turn lanes are not warranted for installation at the Keystone Fountain Hills access on Avenue of the Fountains nor on Palisades Boulevard. However, a right turn lane along Palisades Boulevard will be installed, per the Town of Fountain Hills direction. SITE DISTANCE Once the median improvements along Avenue of the Fountains is constructed, it will be critical to field verify the sight distance. It may be necessary to trim or prune the vegetation to ensure that adequate sight distance is maintained. There is adequate sight distance at the proposed access along Palisades Boulevard. CONCLUSION/RECOMMENDATION 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,. design Keystone Fountain Hills CP" , R ATTACHMENT A - PROPOSED SITE PLAN III 1 1 Jr1 rah w A kic8 j2 design O N 1 1 7 11 S N O , '-`— -- wlnoo ieo�omr If snw raiwai a uetumos —'" SlliH NlblNflOi IV AN015A3N 1 � � 1Er w s.+ si +�++�s�.�.o�.+.•. NV1d 3LS �1�M £ 5 R. [g /i t c Y S R 1>E E E s 111- 11 Ii=-4tJse 114&Ai.St <Fc:s g 1 tin- 4________________ ., ____________ ____ _ ___, -..„ t .„---------_,_, --- \f--- -.-c-:.. ... .., .r. ... ___ ___. , .'\ 1 ' ,71. " ,,,,,,, ,- .., 1 ,i lip , 1 I : - .Iin i j 11 ajicig .'- . _ n�1—Tir�'1 j_ Ii__1� i- ,I mid a _ _i_'L' 1 .,, 1 �_ - -- i rigild iiihroo..--. .1ffil_ _ IT ' f�f � tie' I 1 so ...,:-.-:.:, -=-{.-1.;;" ma- ,, ... __ -4,,,,. , . j o!vigil- _. \ ._ ----,--- .. I J-- - it / ,,', - � �a r � .i.iWWsie- II,,_II 1� f g. iii e g I ` II i alit, .Iis =1I -ICE 3- / _[11111111elgi: § ter - 1�� gmE fir: ,= � 1 a --. t �1 - • ----____ 1 Nod__.. .l w 2 2 Keystone Fountain Hills 1110 ATTACHMENT B - MARICOPA COUNTY ASSESSOR • cy j2 design 2/14/2019 Search Results-Maricopa County Assessor's Office 176-07-853 Land Parcel This is a land parcel and the current owner is GB INVESTMENTS INC. Its current year full cash value is $4,916,500. Property Information MCR# COM CEN LN INTERSEC OF PALISADES BLVD&LA MONT ANA DR P/D 9768/659- 660 TH N 69D 21M W 622F TH S 20D 38M W 55F TO TPOB TH N 69D 21M W 270F TO Description: CUR CONC SLY TH SWLY ALG CUR 78.34F TH S 20D 38M W 1052F TO CUR CONC NELY TH SELY ALG CUR 78.54F TH S 69D 21M E 820F TO CUR CONC NLY TH NELY ALG CUR 47.12F TH N 20D 38M E 302F TH N 69D 21M W 580F TH N 20D 38M E 820F TO TPOB &EX ANY PT LY WI-IN FOUNTAIN HILLS PLAZA MCR 997-27 LatlLong Lot Size 533,448 sq ft. Zoning C-2 Lot# High School FOUNTAIN HILLS UNIFIED#98 District3 Elementary School FOUNTAIN HILLS UNIFIED SCHOOL DISTRICT District Local Jurisdiction FOUNTAIN HILLS S/T'/R 15 3N 6E Market 07/007 Area/Neighborhood Subdivision (0 Parcels) Owner Information GB INVESTMENTS INC Mailing Address 22402 S BASHA RD, CHANDLER,AZ 85248 Deed Number 170730130 Last Deed Date 10/02/2017 Sale Date n/a Sale Price n/a https://mcassessor.maricopa.gov/mcs.php?q=176-074353 1/2 2/14/2019 Search Results-Maricopa County Assessor's Office Valuation Information We provide valuation information for the past 5 years. For mobile display,we only show 1 year of valuation information. Should you need more data,please look at our data sales. The Valuation Information displayed below may not reflect the taxable value used on the tax bill due to any special valuation relief program. CLICK HERE TO PAY YOUR TAXES OR VIEW YOUR TAX BILL Tax Year 2019 2018 2017 2016 2015 Full Cash $4,916,500 $4,594,300 $4,594,300 $3,362,000 $2,461,600 Value Limited Property $2,992,091 $2,849,610 $2,713,914 $2,584,680 $2,461,600 Value Legal Class 2 2 2 2 2 AG/VACANT AG/VACANT AG/VACANT AG/VACANT AG/VACANT Description LAND/NON- LAND/NON- LAND/NON- LAND/NON- LAND/NON- PROFIT R/P PROFIT R/P PROFIT R/P PROFIT R/P PROFIT R/P Assessment 15% 15% 15% 15% 16% Ratio Assessed n/a n/a n/a n/a n/a FCV Assessed $448,814 $427,442 $407,087 $387,702 $393,856 co, LPV Property 0022 0022 0022 0022 0022 Use Code PU Vacant Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Description Commercial Land Land Land Land Land Tax Area 982421 982421 982421 982421 982421 Code Valuation Notice Notice Notice Notice Notice Source 416, 2/2 https://mcassessor.maricopa.gov/mcs.php?q=176-07-853 Keystone Fountain Hills moilmermalpa ATTACHMENT C - TOWN OF FOUNTAIN HILLS TRAFFIC COUNT DATA j2 design I O�IAI'Ng�t Town of Fou ai °. z PUBLIC WORKS D ' RTv a 4 i. i 2017 WEEKDAY TRAFFIC ''"a.,,.A�•'•° COUNTS (TOTAL VEHICLES PER DAY) MC DOWELL MOUNTAIN PARK f . 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N O N N C C O IS 1 en L., N ry 0 0 CO CO N m C m N U N c_ 0N 01 C N EM .. ' O DN .. .aCMCC D 0 m m m C C N O M C C N C C 0 V N O a co N N N C ^ . C ti .�+ N N .- iii C C 7 m IOL Z O O.'ti O N O O O O*M O*O O.+O*M N.+V1 01 n n 0'"°O 10 1+1 O ry m 1D n N 1D 1D N M M N C C P N N N N N C M N C M C C C M M 1D n M m 1p n 1D d 01 u 'C O n rn In N N v M .' .-� "� .. In C C co N N in 10 7 C C N N C Q pp O .D m.D.D bC O (�J1 M C!O O O..0 0 0 O 0--+O 'O O O O O C ."C 1`1 m**N*!NV*M m 1N1 M Y V V 1N0 1p 1() O C Z .. .. + OIn0C o`nmCoCnvg/.Ma0,,C 0 C my o�-1m a o C 0 o o C m C o C m C a C n C 0 mC O O O O ~ N N N N M M M M.C C C L1 t!1 Vl 1D m m C C n n n n C C C C D+O.O.m 0 0 0 0�+ V1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 " A 11111. C C O v m w 0 0 l/1 J II Keystone Fountain Hills ATTACHMENT D - TRIP GENERATION CPj2 design 00 ( f k i , Zr- ! i . L.k ; e » .!; _ I . 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C) to N N (..„ Q To: Rich Eneim Date: June 3, 2019 Keystone Homes From: Marina Stender, PE, PTOE Job Number: 19.1 198.001 / \• �� `t, MARINA RE: Keystone Fountain Hills STENDER Westby Drive +9.� 4�0NA, 5� -41Vreg: 09/3f.I' INTRODUCTION The proposed Keystone Fountain Hills residential development is located on the southeast corner of Palisades Boulevard and Westby Drive in Fountain Hills, Arizona. The proposed residential development is planned to be built out in the year 2020 and will be comprised of 147 residential units, of which there will be 46 one-bedroom units, 81 two-bedroom units, 11 two-bedroom units with a loft and 9 three-bedroom units. The objective of this Traffic Memorandum is to evaluate Westby Drive and its roadway capacity and classification. ,411) EXISTING CONDITIONS In the vicinity of the site, Westby Drive generally runs north-south and provides one through lane for each direction of travel. This roadway provides a connection between Avenue of the Fountains and Palisades Boulevard, then continues north of Palisades Boulevard for approximately 1/3 of a mile through a residential development and terminates at Cambria Drive. There is a posted speed limit of 25 mph. On Wednesday, May 8, 2019, 24-hour bi-directional traffic volumes were collected along Westby Drive, between Avenue of the Fountains and Palisades Boulevard. There were 289 and 313 vehicles counted traveling in the northbound and southbound directions, respectively. The total daily traffic volume on Westby Drive was 602 vehicles. See Attachment A for traffic counts. PROPOSED SITE There are two proposed accesses to the proposed Keystone Fountain Hills residential development. The primary access for the proposed the Keystone Fountain Hills residential development is located along Avenue of the Fountains, approximately 600 feet west of La Montana Drive. The proposed secondary access for the Keystone Fountain Hills residential Keystone Fountain Hills development is located along Palisades Boulevard, approximately 300 feet east of Westby Drive. Westby Drive borders the west side of the proposed development to the west. No site access driveways are planned along this roadway. Therefore, site traffic destined to and from the two site accesses are not anticipated to use Westby Drive. However, according to the site plan, 32 on-street parallel parking stalls are proposed along the east side of Westby Drive. See Attachment B for the site plan. These parking stalls are anticipated to be used by the visitors and residents of the proposed Keystone Fountain Hills development. Assuming 100% parking occupancy and two trips generated by each on-street parking stall each day, there may be an additional 64 trips traveling along Westby Drive with the build out of this development. This is a total of 666 vehicles per day. ROADWAY CLASSIFICATIONS & CROSS-SECTIONS Located within Maricopa County and adjacent to the City of Scottsdale, these design standards were researched to evaluate roadway cross-sections, average daily traffic volumes and design speeds that are comparable to Westby Drive. Maricopa County Department of Transportation (MCDOT) The MCDOT Roadway Design Manual, dated May 2018 Update provides a cross-section 4111v for an Urban Local Residential Road (MCDOT Figure 5.12), which provides 31 feet of pavement. See Figure 1 below. F/C (� F/C 1' 55 15.5'O ; 15,5' 0 _ �5 .1.: { 0.58' .r 0.58' Match R/W i (TYPIcaI i I& Both Sides) I 2% i 2% _1)$% 2 1 i 2 25'Mln 25'Mln c. Figure 1 - MCDOT Urban Local Residential Road Keystone Fountain Hills According to the MCDOT Roadway Design Manual Table 2.1: Urban and Rural Roadway Planning Level Traffic Volumes, the Urban Local Road has a two-way average daily traffic (ADT) range of 500 to 1,500 vehicles per day. According to the MCDOT Roadway Design Manual Table 5.3: Minimum Design Speeds for Urban Roadways by Classification and Type of Terrain, the Urban Local Road has a minimum design speed of 25 mph. City of Scottsdale The City of Scottsdale's 2018 Design Standards & Policies Manual includes a roadway category of Local Residential — Suburban Character which provides 28 feet of pavement. See Figure 2 below. 46'ROW 4 23' 1 23'-- 114' 14'--9'� Roll Curb -J Landscape -' Sidewalk Buffer Figure 2 — City of Scottsdale Local Residential - Suburban Character This cross-section is for roadways with a maximum ADT of 1,500 vehicles per day and a design speed of 25 mph. CONCLUSION Bound by Avenue of the Fountain to the west and a single family residential development just north of Palisades Boulevard, Westby Drive has an ADT of 602 vehicles per day and an anticipated ADT of 666 vehicles per day with the build out of the proposed Keystone Fountain Hills residential development. There are no accesses on either side of Westby Drive between Avenue of the Fountains and Palisades Boulevard. However, on-street parallel parking will be provided on the east side of Westby Drive. Therefore, the increase in traffic volumes is as a result of accessing these on-street parallel parking stalls. Westby Drive has a posted speed limit is 25 mph. Therefore, to further encourage this speed limit is it recommended that this roadway be designed to discourage speeding by limiting the roadway width to provide a standard travel lane in each direction of travel. Providing wider lanes are often found to provide drivers with a comfort to driver faster. The Fountain Hills Subdivision Ordinance Table 1 : Road Standards Table states that the pavement width for a Local Roadway is 32 feet which is more than MCDOT's requirement of 31 feet pavement width for an Urban Local Residential Road, and the City of Scottsdale's requirement of 28 feet of pavement for a Local Residential - Suburban Character, which are both design to carry the anticipated ADT and design speed. Therefore, with an ADT less Keystone Fountain Hills 41, than 700 vehicles per day, a posted speed limit of 25 mph, and less than 1,500 in length between Avenue of the Fountains and Palisades Boulevard, the Town of Fountain Hills classification of Local is the most appropriate for this section of Westby Drive providing a pavement width of 32 feet. Keystone Fountain Hills ATTACHMENT A - TRAFFIC COUNTS a j2 design Prepared by: Field Data Services of ArizonaNeracity Traffic Group (520) 316-6745 Volumes for: Wednesday, May 8, 2019 City: Fountain Hills Project#: 19-1253-001 Location: Westby Dr. south of Palisades Blvd. AM Period NB SB EB WB PM Period NB SB EB WB 00:00 0 0 12:00 6 6 00:15 0 0 12:15 5 6 00:30 0 0 12:30 6 11 00:45 0 0 0 0 12:45 6 23 5 28 51 01:00 0 0 13:00 7 5 01:15 0 0 13:15 7 4 01:30 0 0 13:30 5 5 01:45 0 0 0 0 13:45 6 25 6 20 45 02:00 0 0 14:00 8 8 02:15 0 0 14:15 7 4 02:30 0 0 14:30 4 8 02:45 0 0 0 0 14:45 8 27 6 26 53 03:00 0 0 15:00 7 6 03:15 0 0 15:15 4 4 03:30 0 0 15:30 13 8 03:45 0 0 0 0 15:45 6 30 4 22 52 04:00 0 0 16:00 6 10 04:15 0 0 16:15 8 5 04:30 0 0 16:30 6 8 04:45 0 0 0 0 16:45 7 27 5 28 55 05:00 0 0 17:00 1 5 05:15 0 0 17:15 10 9 05:30 0 0 17:30 5 11 05:45 0 0 1 1 1 17:45 3 19 2 27 46 06:00 0 1 18:00 4 8 km 06:15 0 1 18:15 5 7 06:30 0 2 18:30 5 6 06:45 3 3 0 4 7 18:45 5 19 6 27 46 07:00 0 0 19:00 4 5 07:15 2 1 19:15 4 6 07:30 1 1 19:30 4 1 07:45 3 6 0 2 8 19:45 1 13 3 15 28 08:00 4 5 20:00 2 3 08:15 2 3 20:15 6 1 08:30 1 3 20:30 3 0 08:45 3 10 4 15 25 20:45 2 13 4 8 21 09:00 4 8 21:00 2 2 l 09:15 7 1 21:15 3 0 09:30 3 5 21:30 1 2 09:45 7 21 8 22 43 21:45 1 7 1 5 12 10:00 4 8 22:00 0 0 10:15 4 2 22:15 0 0 10:30 3 10 22:30 0 0 10:45 2 13 9 29 42 22:45 0 0 1 1 1 11:00 13 4 23:00 0 0 11:15 4 9 23:15 0 0 11:30 3 7 23:30 0 0 11:45 13 33 13 33 66 23:45 0 0 0 0 Total Vol. 86 106 192 203 207 410 GPS Coed,,,....: 33.608900.-111.723300 Daily Totals NB 513 EB WB Combined 289 313 602 I AM PM s lit oio 44.8% 55 2% 31.9% 49.5% 50.50/0 68.1% Peak Hour 11.00 1195 11:00 15:30 16:45 15:30 Volume 33 36 66 33 30 60 P.H.F. 0.63 0 69 0.63 0.63 0.68 0.71 Keystone Fountain Hills ATTACHMENT B - PROPOSED SITE PLAN SA j2 design I _ a. 0 I '-'-':: -�.- i I' €_ <a;r — ----- - - -. — - . ---tom, i - A*EVUE O, UT*f OI NITAON.M a F-F • ul L R, ,_ 0 I , , r r IL , Wil r: (- -- 4 — ij r r LLLf - grr a 1`LM 1 . r I � _ ;- ,,, - i — - • I r- -- = . -1 FT: r i 4'rAmmar' ;,,1 lei] L. .. , L,,. 6J-1 r- , 1 ; - , 1 v ill ! 1 '%JJ 21. 4 c.11 I - t �� IL • . ... , �I ram1. ` , t7r-ti., 44 <r 1 r r I1 -1J LL i "_r i "3 F'd J 16 L I - ,� �. r[_ 1' : ' 4:.11''' ..‘ .. 1—I I L_I__ 11-L-''' ' MM �aa-v.it, '� t l a a a. — 7 r r r 1' ' J-1Fr2 \ III� _l _L ••.� PALISALESBOULEVMn ••� - .. i AR _ 1E aRR 1 1€ ; s 1 !Q iiYi ■ 4"''+§i t Q$ 3SB! F y� o a�s \ \ 0 1' i li i zixaea1i _ 6 i i I a i CONCEPTUAL LAYOUT 5 a��°' .x f I ", KEYSTONE FOUNTAIN HILLS Bowman A i ,_,,_ CONSULTING II _,FOUNTAIN HILLS AI NA CODA COUNTY _� ..� a „, #•'� " � ,CSM { DATE RECEIVED `h + I 1 1 Dept. Init. App. Not Notes App. Building p&z Eng. Sower Flood Fire t KEYSTONE FOUNTAIN HILLS Planned Area Development (PAD) 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 KEYSTONE HOMES 7550 E. McDonald Drive, Suite G, Scottsdale, AZ 85250 PAD 2019-01 M#9688 www.keystonehomesaz.com Keystone Fountain Hills 16575 E Palisades Blvd 3rd Submittal 07/8/219 Table of Contents I. INTRODUCTION 3 II. SITE AND SURROUNDING AREA 3 III. PROPOSED REZONING 4 IV. DEVELOPMENT PLANS S 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 41, 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 I L, pg 111 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 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. li 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 C-2 P.U.D. Basha's Fountain Hills Commercial/Retail Plaza Southeast G—Government C-2 Sheridan Plaza South G—Government C-2 S. U. Fountain Hills Post MU—Mixed Use Office;Town Center Crossing;and The Enclave West MU—Mixed Use C-2 S. U. Thunder Ridge; CVS Pharmacy North MF/M—Multi- R-3 Sonora Villas;single- Family/Medium family home 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. TOWN OF FOUNTAIN HILLS ENTERTAINMENT OVERLAY DISTRICT Figure 25-1 J R1.6 �_ Ft!-6A R-3 _ L ,`- - _ R. -.� ^` \ 'i- may h, ,mod / �� P (.2 Tcc'D7-----------..,/,' N__, <,(., r OSR ._-... rah N -k „.I Bait: TGCD RUP.J R-4 .x a 3 zn�: W E ,. . - zµ w 0 MY Of imin. but r60p_ .7 . r r Sow !V. 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 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 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 Exhibit3,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. 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 , 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. 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. -Ave. of the Fountains 5 ft. -Westby Dr. 5 ft. -Palisades Blvd. 10 ft. Landscape Setbacks(min.) -La Montana Dr. 0 ft. -Ave.of the Fountains 0 ft. -Westby Dr. 0 ft. -Palisades Blvd. 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. i~ 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. 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 .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 2i,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 ,40) 3G 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. C 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. 11 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' 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 e 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 5.07.6.3 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 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.13 .40:0) COV UERC IAL DISTRICT DIS AREA WIDTH BLDG LOT DISTANCE TRICT ISO FEET) (FEET) HEIGHT ('OVERAGE BETWEEN (FEET) BLDGS (FEET) MINIMUM YARD SETBACKS STREET FRONT SIDE SIDE REAR C-O 12.000 60 30 e 10 a.b 5 c S f 5 35°. LBC C-C 1.125 23 ?5 0 0 0 0 100°.g LTC C-1 6.000 60 25 25 b 0 c 10 c O d 60°. 1-BC C-2 6.000 60 40 10 Lb 0 b.c 0 b.c 0 d 60°. LBC C-3 6.000 60 40 10 a.b 0 b.c 0 b.c 0 d Goo LTC a. OR HEIGHT OF THE BUILDING,WHICHEVER IS GREATER. b. WHEN ADJACENT TO A RESIDENTIAL DISTRICT, REGARDLESS OF WHETHER SEPARATED BY A STREET OR ALLEY, THERE SHALL BE A FRONT YARD EQUAL TO THE FRONT YARD REQUIRED IN THE ADJOINING RESIDENTIAL ZONING DISTRICT OR THE BUILDING HEIGHT,WHICHEVER IS GREATER(NOT TO EXCEED 25 FEET). c. WHEN ADJACENT TO A RESIDENTIAL DISTRICT THERE IS TO BE A 10-FOOT SETBACK OR A DISTANCE EQUAL TO THE HEIGHT OF THE COMMERCIAL BUILDING,WHICHEVER IS GREATER. WHEN A CORNER LOT IS ADJACENT TO A RESIDENTIAL DISTRICT, REGARDLESS OF WHETHER SEPARATED BY A STREET OR ALLEY,THERE SHALL BE A 10-FOOT SETBACK OR HEIGHT OF BUILDING,WHICHEVER IS GREATER. IF A SIDE YARD IS OTHERWISE PROVIDED,THE MINIMUM SETBACK IS 3 FEET. d. WHEN ADJACENT TO A RESIDENTIAL DISTRICT,REGARDLESS OF WHETHER SEPARATED BY A STREET OR ALLEY,THERE IS TO BE A 25-FOOT SETBACK OR HEIGHT OF THE BUILDING,WHICHEVER IS GREATER. IF THERE IS TO BE OTHER THEN A ZERO REAR YARD SETBACK THE MINIMUM SETBACK IS 10 FEET. e. IF WITHIN 20 FEET OF A RURAL OR RESIDENTIAL ZONE,MAXIMUM HEIGHT IS 15 FEET. f. IF A CORNER LOT ABUTS A RESIDENTIAL ZONING DISTRICT WHETHER OR NOT SEPARATED BY AN ALLEY, MINIMUM STREET SIDE YARD SETBACK SHALL BE 15 FEET. g. EXCLUDING SIGHT ANGLES AND EASEMENTS. pg. 14 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. 5 ft. -Ave.of the Fountains 5 ft. -Westby Dr. 5 ft. - Palisades Blvd. 10 ft. Landscape Setbacks(min.) -La Montana Dr. 0 ft. -Ave. of the Fountains 0 ft. -Westby Dr. 0 ft. - Palisades Blvd. 0 ft. Building Separation(min.) 9 ft. Open Space(min.sf/unit) 200 sf 0 4111 pg. 15 VIM. 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 '.111) 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. 16 j 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. 1110 4111 pg. 17 • EXHIBIT 1 r w may,- y AA 7N N AYc1i° Z 9 r ,#t p{�7it,,, -._,..::'...,,,F Y 5 v, kC�' '" A--r.. LJ d R r^,ryi' Tk ' +�,.. r 3Y, A R r,� { .L s r+� ®r * � maske. v+ tiJi j t E? ��f�"w�# OD ? �. j Igib, t+ f A " ._ , _ r . 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ME ? e„.00 *-0.---_„j,,, .. •,-;. ,Ii.O. tikf,i,,,,7.,.'"' ), v ..',/1 ' ' 4<: .4 C— I f* 6 4,,Trtay.:7, 4/4,,,e„ '/,/,'. ' , • Amz g Ah.,,ot,.0, s reLlit. gSilli,II AA',46.0•1 7 iiikiirilltzsdir. -1 '*Li rail- -'1i,1 - .. ' ',:v -1 __ Llimrlillii1 mi-/ 1..—,11 . , = I' - , mil a: — III -, , .,, -''' - IS 4..' in ....,:;,,, LA MONTANA DRIVE 0Z -,.......* _ _.A,. , 0 . Ctl. 1 _ Joe e 050642' */00 10 1 f+............... .. 4 JAZ 329/19 SCA E NTS I CRAWN PS 4 5,-,T 1 OF 1 8 •ii) EXHIBIT 2 ,44.14 _ _ KEYSTONE FOUNTAIN HILLS Co SITE PLAN7 il, I i ER/D i OWNS EELOM1EMR ENGINEER Z VICINITY MAP - J c s+.m �O n r(.r ........ ___ __ _ r s Z 74-* au cat, .a r.n:.acr..m,samcw 9 — _ V �1 N�eei� �]Ir LANDSCAPE ARCHITECT LEGEND I I i - ,1,- 1 ,i 1 F-� (i lair...fi�l�t 1 �+l s.s rn I p - - ... POI If aI ii rII! • wen rwuw UAL ill ' ill • • ,..ew.ur... M r • 1 (1 t• V :7113T ::1 r GRADING AND DRAINAGE NOTES w.r«cR.c..rc f �___I4. -] ..I I I.Tli .�1 1,�]�� :s:"'°`,K°�R"�`�,....o-F pr ......,,......�. •'"' J /r k ' 21 1 ..__.-.- + i.0.1.. SHEET INDEX :I 10!' P ^.' Z �I 'L�) L. , ;4; ,. a� Z w �I 1 DISCLAIMER ttu 0 >�� I -pis°' o,..ENI.,ti,CS ro . ,ro ' wo ZU OA t .._ ..._.1 , gm�i nn il11 II .iiT'1•1 ,,..• LUan. wavaaaamomaamaaameurahaara SILT DATA.. I a -18 Trili .„...........,,..., . ,,,, ..., :.;,, a,.«a• TYPICAevattammoaapm PE THICK PAWING DETAIL SPOT •. 0 's1- >j,s, ,_ . Cw / 7-7-,,,---------------- — — — „,0a -T _, _,,___ _ ____, ____,___%.i I ' ,' ---------"--- ----.,.1 : .,.. .....— ...........---7.---, - - - -- t--."- , I ' -s ..t / / k- , 1 1 1 1 i ... ----i i• -/ 1 ,__e_rILJ_Li- ,44ti ,.. .1.,_2-h . . ft r ,I.,,,,lr --,- - - Az 10. _ iir L., iik.A0 , .:' A T,,, J1 — -,,--- 1- am.' If-.1 ITTI 1M MI I • -1 ." 1774 -Cl'r—f----- 4.,..,1„,, 0 ...,, 1 i , ' . g III:, .. t.I t . ' s I i.,..- ' i MI- 4,, t .. .. : Jittill,i111 I . • As 0 . ,,, :-.. ''' ""-- I II/Ow ii ill 1 I. ---z---- (' ', rim • 1,---• 1 .-- b'-'a•• T I''*'1'.'' W l'IN1111:_kij_ I'HI ....Alli2kZ /Lon......P..." •I _,... ii, ..., 4.1, ..„,_____,.....d,, AIM 0,1.. ,11A1 I ; Wild.Lti L.1.1.A.,,.. ,. . . En 1 . .:,,..) , ........p,-,7.1i-Rtigniiilip . ..., .. . -$i • 1111111111111 -°1 7"r _, fl AM ......417..k L..., a I M.°I FT.Sg• 1 ' 'I -1 I 11 MEI 1 / 1-"N • z • 4 IT-r— CI';--- I. ;- 'II L\ - .— r -illi FR :-,1 el! I.\ t.:". •-.14 E.`-`- -- 0 8 I r Ir,.4 g..--1.r. c: Iiffi' TYR.TPAr.ENO... 1 5, LL20Ig— uL)- Ii onome wow 4: I §. 1 ry 'IA ,.. WO...• • ... CI MN MOO •2.1717 Ti 1•0121 W. ............. .. ... `-"", ---,0(11. - • C) - (II ra-_ , „.„.. CENIERUNE DATA --"X' ( .. .............. ... .7-.4 1 • SITE DATA Fill d ....... .... _. I- •.4s Urg-LA MOW/.DRIVE --4-• 11.--4 __ ___ i a.doem. tr_ -- g 1 SPO2 , .., 2 0. 3 L J L 1 i II II • 1-7- 7„-,—.7.---, 1 Z , WESTBY DRIVE I , 17 '\--"s. • ' • ,--.- ...0?0,-!..t, '-'-...,-. ... 0 ,..... wz v ,/t'F'ifo „, i caou ,,,,,,,,1 1 Ti . _L 0 :1;1„. F i , ;',...,'',ri,':',A47—If:,-,!,eg—t'Ll / — • — ' .1 - li • , th,„ , Ill1!i lb i• '') __ • 1 • z I now r-. 1 , 1- ,- i , • r _C —, -1___. - — _J — ED '+, ----Y 77..„,....„_. _ ;•;•• ,... 1 i L _ --, . - : I , I --- 1 . 1 • 1 \ , • - ii ' IL, L-1 5- 'II [ T -- - 1----1.--Ld t---t--I 1-tcl I I ----ri 11J r t-- 1... - I •,,._',. ._. TYPICAL UNIT CONFIGURATION PALISADES BOULEVARD ENTRY CONFIGURATION HORIZONTAL:140 RIGHT IN-RIGHT OUT ONLY HORIZONTAL:1=10. — :..t... ...— DMI VAIN, SPe?3 3 .a 41 re.Wm,-,•••••-roono...Nreso-0,.11.1.....,,ITIN.1.........I.60.1.1 0 OW..•OW.0 J • • EXHIBIT 3 • „...) CONCEPTUAL PLANT PALETTE W)3111)COVE 1 a ai'� -- .._ _ - -' u” a won IOCATONSONer 1 / 0 a Js® a a �irila-s a a® • A*v c a CEO`wpj�.i.♦r �vwa ..tea''.- . 0 ,^" �'�� -q�iA"ir�y�T�'��we .0 4 ilidriii,.. c'*n. P A�I •It��* ® Ve p ®� ,.,�w ,.�u.1,lrr , ,.....,,. iiiiivi 0111111111.1411111 .11111111P • � '� :^. .�� _�' !)fir ,! I 7 !° _ uo m!r7., A mre«as.aw ~.. i, L!� Nei 1� � ! Wi e.. a ems!c�� r s�5� I ▪ �.w e I I t 1 ,. 1 ,r -W4 +%y, a t .r6/11101e p III i I ,F: t p G nwaw pwcex,„rw..y 'At a tr Ee el.. ►4ry-7 E a L. a J ® r n r Iw:.:�• aje OAF kW riAlL °° W Pn, n�, ,n ern .9 nue l-- p ,„ ,5 �1 Wm�exsr..wruw ~, IthMIW1 II w " �� 1415 a I ei p ��, �y°*1. MAIORAMENITV/GATHERING AREA i „�▪� S/ r P' p ur.f .,.„, , O _k i I ,1 �' SECONDARY AMENITY/GATHERING AREA .� � . ▪0UNKOVIC l LA MIN e �*1 F e f 4. � MINOR GATHERING ARfgMODE e ' L strn , g ir; J F j,„,.. _ , u �J i• iSs� =mil 4_ Ia.. - sr"wurwsrmnwmtowxr tt" PAWING n,.raKrness _ o, w't,,,,.,,��.o.o<nw..., „mi.) <.rn wwtroreo.o.,c."teu 1-� I "�'a I1 _ 1 141� I' '1 MERE CHARACTER IMAGE frt '. a nuv w.w»,rwnrw+�i ~m 1 �l e I JIl4�mf1'—. ! NOTES 1i1 4I F1n �; � O. ,.r �" wl1fii ` 1I�A .1.110.1511,041101 MOON)111 ADM 110T01 NM�. � ! gel e 5L TR7 E, p I. �l ��1 'rf:tiq fill rkntnn tpu"r �� meeSwno m.mlry aen mwe I V- 1 PLANTING ZONES ,� Pa!I� � I* > qrw rucnr rw�wrtra nowt ma C'�!I =11w •li I �axca=�.••• y r".,.x»nf.wr, "."urtw,u 4,91 — «re m .,".rv,-4.1 — ..— — s — - — — — — --- e»,,."enn".t.nn,ew ANC fgCAn"f T NkMl 9 o n._r ® ® n.�,�rnrA.,�mf Mtv=Sip r .WNORM mom d, rw,a fwx,lr.lnt RANT w.nw,nul TOR COMM. 10 D.en teen`.)rb'eneM es*mu lf4 nrr rWnpnl... K rq,caditxnruna nft�thw,a (+1'oconwp rnws',wn)�a -. .. ®::: .1nenJnuww"n«w,roreomnn.nfmr.. . .c,.n",.nw"n�° °�° n�vx«'�"�111 KEYSTONE FOUNTAIN HILLS xA E�RTH nonr°nio`r"i Intel.,.rw..Se 0 01""° `M1 '"" PRELIMINARY LANDSCAPE PLAN NWC OF AVENUE OF THE FOUNTAINS&LAMONTANA DR. I. ]o 60 120 180 ILAY 8 2019 .,..) , , 0 • EXHIBIT 4 • 0 •4 • I / I , JI CONCRETE BUBBLER • ,\ i i.. ,., 1 FOUNTAIN(TYP.) CDNNECTION TO I 1� MULTI-FAMILY SITE DECOMPOSED GRANITE(TYP.)— J ` _111IIIIG I�III�,,� , ��° IIIIIIIIIIIII■ /I��1 * �'� T 1�. Q' • SEATWALL(TYP.) >"` '� ° ENHANCED PAVING(TYP.) 'r lE A ENHANCED PLANTING AREA(TYP. • " V: M o �Q rIA1d" ` M� ' / ' !C 4r J (T ''i. .,�y.:a 0 4 * Q ...) a rQp 6. �% BOULDER(TYP.) AVENUE OF THE FOUNTAINS PROPOSED CONCRETE SIDEWALK(TYP.) MCGOUGH ADAMSON ' KEYSTONE FOUNTAIN HILLS I',� ® PUBLIC ART PLAZA EXHIBIT NWC OF AVENUE OF THE FOUNTAINS&LA MONTANA DR. 1. IULV 8,2019 NORTH • • EXHIBIT 5 • Li . �� , _ I THIS EXHIBIT IS FOR ILLUSTRATIVE PURPOSES .41111) �� ONLY.KEYSTONE HOMES AND ITS CONSULTANTS HAVE NO RESPONSIBILITY FOR THE DESIGN, ENGINEERING,CONSTRUCTION OR FEASIBILITY OF II O L Et THIS ROUND-ABOUT INTERSECTION. IM : I • it `�� J■k� - KEYSTONE ..r �I CORNER PLAZA i, • i � j� 7 STD^ `1X' I '"�- CONCRETE PEDESTRIAN ROUND-ABOUT WITH II c ) ,. SHADE TREE AND BENCH f'� :� (TYP.OFALL4CORNERS) - � •.,I IIII��a III ,�r y fL % MP�` ! BODU ER(TYP.) -- '�i -''1.�`t FOCAL POINT = J AVENUE OF THE FOUNTAINS E •e CONCRETE SIDEWALK(TVP.) Liii,. a CROSSWALK(TYP.) BION WALL C - 'd////////fi •i'�I� �S*i' (TYP.) 01..- I:IIII III 1 PROPOSED CONCRETE SIDEWALK -, + "'�'` ENHANCED LANDSCAPE AREA (TYP.OF ALL 4 CORNERS) s4it (TYP.OF ALL 4 CORNERS) ADAMSON KEYSTONE FOUNTAIN HILLS A. ../ , i;j ,:.', '. CONCEPTUAL ROUND-ABOUT EXHIBIT NWC OF AVENUE OF THE FOUNTAINS&LA MONTANA DR. NORTH IUNE 26,2019 Cie .--.J I ,„ I THIS EXHIBIT IS FOR ILLUSTRATIVE PURPOSES • . + ONLY.KEYSTONE HOMES AND ITS CONSULTANTS CONCRETE BUBBLER— go �al � �� HAVE NORESPONSIB1UTY FOR THE DESIGN, 1 FOUNTAIN(TVP.) '� I, CONNECTION TO ENGINEERING,CONSTRUCTION OR FEASIBILITY OF MULTI-FAMILY SITE THIS ROUND-ABOUT INTERSECTION. — I I ,. -- ` J \ DECOMPOSED GRANITE(TYP.) mi , ��.,�.��,�,. �1111111 !�'.- ir • SEATWALL( . . �" `a a _ ENHANCED PAVING(TYP.) 'I4e t - _ 0 1 ENHANCED PLANTING AREA(TYP.) • � ,- . + _4 CONCRETE PEDESTRIAN II e , • _ g +' 1 ROUND-ABOUT WITH [Op AL mo Q j SHADE TREE AND BENCH 7 ow,-A C° ,,, :CO.'it;,,t. illit PROPOSED CONCRETE e ,. �m�itop�Aso , gill. CROSSWAL (TYP.)I SIDEWALK(TYP.) qx Q,,jii. '•'= TM- BOULDER(TYP.) w.. r ENHANCED LANDSCAPE - _ A• AREA(TYP.OF ALL 4 ' � CORNERS) PROPOSED - ' ROUND-ABOUT AVENUE OF THE FOUNTAINS N 1 O 3 ., / 6 0 „ilk+ C 11114GABION WALL p 40 i (TYP.) 411 A� ,�r s` F L. FOCAL POINT CGOUGN "DAMSON KEYSTONE FOUNTAIN HILLS A ' M . CORNER PLAZA EXHIBIT 'IV NWC OF AVENUE OF THE FOUNTAINS&LA MONTANA DR. NORTH ', TUNE 26.2019 • EXHIBIT 6 C PEDESTRIAN ENTRY FROM WESTeYOaM +'... _. • .,= _ :;: w PRIVAT(VARD ITYP) `■ Y _ " ■ • _•-- REAR YARD ACCESS GATE IiYP.I _111 Vih4 -I '1 t IF; G COMMUNITY mot` ‘ i" �h ri ` HERING,om � GAT AREA a ., - el,k 1 mi ,.„-: . iii:, .,i,, , ,, : • a, ._ 4----- ilp t.t R-1..of 1:1..1-= 1L MM1IUW: : \ ' R� a 0 , . i11.1.6_. '-1 .:1. ti fOMMUN111` . I I L a„i I♦A . ARIA _._- tt ` t,1i NF RING WNIRT > `"COMMUNITY + E tl GATHERING r• f(7 s _AREA .: 7 E , �. 3111, : , .„„ =fi 1r t.... _ _ _--_- —_---T\ iiiiir � �Ilr� � J�rr•� I µ �l~ REAR YARD TO HOME RELATIONSHIP EXAMPLE �I� AIL - • ,: F.��r °'ice*� PEDESTRIAN CONNECTION FROM PARKING LOT .«oA ,oN2`:g.:1 KEYSTONE FOUNTAIN HILLS linil TYPICAL POD LAYOUT NWC OF AVENUE 01 THE FOUNTAINS&LA MONTANA INS IULY8.2019 0 • EXHIBIT 7 J L WALL PLAN LEGEND WESTBV D0.NF _.... •sn nw.nn•ww.usnowuno'•'rtow. -_-...—• rsn x<wowrrw.vs wul.vssuwrwraeaW ' — .6 _ • > a O IwlwwlfM SO nw.nonr wan s M.1W1YtMIMpnYalumwW.w_sas0ls•nonn•xs0W _ C aMI MYlrlwwl[YL[.vliuwrronruuw r•OPcr[mcw 1,G1M0wNHt �-rxM,,.L,N1,Nw, 'e: -n— era w ALn awn it'"".74TII'L4-S Si N -- I- IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII r i a rr o Y+ e a.m., o.6nR r<Mn.ws.«o 5 I. UeunwrrNlw WALL pe a comm.THEME WALL Z w w0 s. /...a w+ nw�,.n 7" 's e ... _L....._ _— _ _ wau- sms nu•Lnwwsau • ©rLAL Wewswes QarVLW EW[FON1MOf eYYAP11f wAu 1' IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII LA MONTANA DRNl rauaou C)p s'saONPAmwwtwwul pwwwc•DTRuu WALL AL�o�N KEYSTONE FOUNTAIN HILLS SCALE:1'=60'-0' NOM1H AMaoN® _. PRELIMINARY WALE PLAN 7=11....J NWC OF AVENUE OF THE FOUNTAINS&IA MONTANA DR. 0 30'Eo• Lzo• 18O' I31LV9.2019 EXHIBIT 8 .4/1w. E +, 165261 i ter.,. � i u,w'c l I ! ' IIIIII1111 gIIIIIIII IIIII'1¢ci r Ill !CEC lowa»,�w.,»..♦ wwn CiNi' e ri FDUI ffF1 11ri1L . A ll / i � a • rvtwt.4' t lo 11 a Y a jt@ � f l I l' ENTRANCE MONUMENT scaler,,1'-0' (II Sn.,.,iYi vwrmi�rxrvlowuvrvw.... ' w wl IIIIII1 '' ` a1lllll I 'a 1� III lI� I i 1+ p 1l IiuAII i( �, ; � as Ly � .'t� ' � .' et I,'• �_. b_ EXTERIOR PEDESTRIAN ACCESS GATEWAY CGOVUU„ KEYSTONE FOUNTAIN HILLS na PRELIMINARY WALL AND MONUMENT DETAILS 11;1 NWC OF AVENUE OF THE FOUNTAINS&LA MONTANA DR. __----- IULY 9,2019 0 • • EXHIBIT 9 j L M«oU iilIl L...J.... •DAMSON . wsartnre.nwrwucawmm� F w4 Ilit• SS OfTO°xocsn1410.11,41"• ow�i`*KIVI O4.1*aMr 11.1 a At `'^' SUM MVP 1uEnYP..MPAan nark. �TJvBE� n+ a ¢,..Mfr.�`imna„N4wf.fnrfnN.K. u • .n:wiwrtewrsunau.M«faA4resiow t_ nnnM�H ...kw.nco„ 05 U J ''' VICINITY KEVMAP 01 �� p _ yu ., wortM.Ln[— �L © w .- RESIDENTIAL ;1' '''''''''.*I. SITE1.0 LOTS {-yy�� \ 1C c a i g �� LEGEND = da J r.MI J ti, 9� � O froµ Z'�.I. 11 q� 6 (Si L f3 > Z SI O _V J BUSINESS `rr n MfoaM Mlwatc 0 DID 8 ...u.M.M�., lOIS �.._ u nw<anaaaxm Z LL. Z nuµ _ o W ..�v. .r..IN W Ss.. 17^ w w G m. i1 29 .w. rrrr..ww r m ma r Q' w Pr... r.�.. ,s u .m od __ W Mf.AAlcn J.f u4 CIa .e N ...= Le..a e- • r §P r..o-r INVENTORY TOTALS O'12 < 1. i i g rx eZ i P . I+ V : C .. Mrµ.***• �i a .5 • . M M r+v rv�,ix imi a G..Y..rw A Iv wra.ry ...owi n...Mae.. n ,• a *a4 Po br J a— uwu.t. �.nWs v*um . [ a.w NORM UAICHIINI SEE SIIEEI INS 11 SHEETIN_OE% SCALE:1.550,-0' /^_ • ,, . .v.°.�",eMnrw . wnlo.INV 1.0 0' 25' 50, 1O0' 150' 1 a. 2 (111 MADAMSONCGOOGN II tr.,. Ilil ICII[IN[SEC SH[CI INv 10 Nip.[ MA O BUSINESS .Is S]s ii gPMyy[aag'11 NOM MW MfxN1 ry1 W lajf or.fs.air 9 `C`,Nlt l��C C o [ C G tiIy ° C ti g w o` S J rvrn tx v,rvi w Z KEYMAP o 0 s o ."-mot M . : MP w .n.v.rYe �"r' 3 1 a 7 n q,- �w.a INV _.._ M040 MAX 11 r4�'r'�' 14 4+a r 0.1019 N or. r . i v s.N".a. oae y I — - MM M r ...y2ron r B _M r ' • 1 i T .i d.spNwry.. \� OINMN_ N -_... n[Oap T. TM SCALE r=50'0" Nand [»rr,K,INV 1.1 0 25 50 100 ISO 2 or 2 J EXHIBIT 10 r 0 IRRIGATION SCHEDULE /WESTRV DRIVE - SSASR[u fIEOAGigN ._.._. _- — - r-,- IN «a.lO M.IMITK.N.WuHww.51,101..n IR O W.MOIMIIIKOMIWIR __1:1 .RR. NwRN[ .__ .. _ tRn.s RIIFIa.xR alvrD u E. rI + __ _ C utTur uuNVNw • RPRgworvuH XBaIIXNb,'WARM.XIRI NRXA d r_: _ _ .RR=kwOI.IX«bRRXIIHRI.IRRIMMIIIMIMM .RLI.. RNR awX.,wHR I n R N, N., I _ I . EMITTER SCHEDULE _AIIIOMAIIC IRRIGATION CONTROLLER'A' tuU nt(U MINN uul Z.g \ iI _110 V CONTINUOUS POWERRTQUIRED. 01.11+aG SEE ELECTRICAL PEANS,CONTRA[I OR n I I TOMN(E FINK POWER NOOLLUP IU RE F.jru.� IW OGO ^ WALL MOUNTED i Quulrvulo ou Ilex F. I _ ron¢Ifux PO.CT,INSTALL 15'LANOSCMK y` p IRNGATION MEI[RANOlS' uscGwlwourwuoulas..Iaovrlwnlb -E_ REDUCED%1E55URL RACEALOW 1 7 PREVENTER.-SEL CIVIL PUNS. dmeb 01 r 11 �E .w.luArra MI/OISR I°I/01.vwn 1 I_ LA MONTANA DRIVE -----. - -- ---- MCGOUGII KEYSTONE FOUNTAIN HILLS A f0lill SCALE C'-60'-0' NOR10 1;1 PRELIMINARY IRRIGATION LAYOUT e"- __ NWC OF AVENUE OF THE FOUNTAINS&LA MONTANA DR. — O 3P FA' 120' 180all TUNE 10.2019 EXHIBIT 11 a WEST8Y DRIV LOW VOLTAGE LIGHTING LEGEND E 1.0.00.1....A1A _i I ot TILM.6 I'OP. - ..„.....,_ ,44, • ,,..,..„,. ..,,. ,..2.._22 . .• 1 : 'r•)",,,r,7,//2: ' •' . ,'''•tr2.441/:,./.2;ii FX • FXL1.1111111aIrt` I I ... CM kr, e.la, itt, ZOC w...... . . ,. • 1 11 r+, ' I ...., , • . ' . '72 • oft. ....- - ; I ............ ... . . ,-, PX:Trans'ormer ..... . di .. _ —---- .. T! ----- LA MONTANA D -.- * 01. - .-. RIVE . .-., .. ...,.. MCCOUUM KEYSTONE FOUNTAIN I-IILLS SCALE 1.483,0" NORTH ADAMSON PRELIMINARY LOW VOLTAGE LIGHTING PLAN 7-1---"J 0 NWC OF AVENUE OF THE FOUNTAINS&LA MONTANA DR. 13 30'611 120' 180' ..,. 804E142010 CO 0 • EXHIBIT 12 No) E MC S4 Y DG o :7A VF:00= ThE G=0MH4QONS 171X1040NIETROc SITE PLQa I 1•Y jY MGQT /j 811llT.PH2 p,`� +gOYA� ��pl Y q • 610 VICINITY MAP sneer PN2 .LEGEND PHOTOMETIIC CALCULATNIN2 T. ......,,,,,,2,,,,...._.,.....„..,:„... ..z,......... .x1:,-.....„m....11,0 ____ ..... i .......,=,.........._., ,.......,._ eNEiY P111 + "� '":...w .. '.ena r.Y'a,.. f�II,SHEET-AMI /, , „.`,7 .,>.. .. Ze GRAPHICSCALE T wa 111!R!GHT PHOTOMETRIC CALCULATyy IMIkT.PON MMA aar.e J ''"7 main,.,:'rmw,� r 0 41 '.1 -.7:''''--''''''.. PNOTOSETRIC CALCULATIONS /. J / i''"-,..-:-.. • .,," .. ,,, / / LT-...... .../-- ,..-- -4.. ,=:,77 :) .., „. .. • , r",•,.." '..-,!:!:,4"•,,, ''71 .44.-/' - :h/f-::-. •:2,1---, ''i I /‘/ . '''. .zr..... 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Bassen �......,{ PLAN I - DUPLEX i707101 m n. ....,.,....y...• FLAN Genun•enry E••n..R EI•..uan ....�....�..�r..r.+� .Iwnxmi.—...m•6 n.It i+ ...,.—n.� KEYSTONE FOUNTAIN HILLS F•••.•1•Ilili•.A•i••••1 3 E --1 lE1.11E11 TREYSTONE 0 0 bi 111 MI IM__ 1 .i, a. ' .• 0 1 , t will . REAR FRONT A MATERIAL LEGEND 1.01100•A. IMAM !__117111"1".'"'"1"11111.111711 hi : 71 1 ii a if - A in ,.. III LEFT Bs .... ROOF PLAN A A. A. Fir"....,, .... ..... _---1 j wig , _. a 1 _NI RIGHT PLAN I Bassenian Lagoni ....••••••••.---- KEYSTONE FOUNTAIN HILLS 07.10 It .saie,... ' l I a i 331.19011 ',KEYSTONE • • , NW r El 71 ''-UI. ii ,y� I �-�Q O 4 - lo.W.. 4ti1 .mnoon i tr:101 1 PLAN IB-DUPLEX VG.,nS SQ.FT I=ROO16l I SMT4 1FLOOR AREA TABLE (TOTAL LIVING In SQ•PT. �...�.� PLAN I KAL-N __ 110 Ft. BB"" ROI.et.N.M Ranch EI....inn e.r•wrw.�rr aamoma KEYSTONE FOUNTAIN HILLS 17.10.19 ie.nt.ln NIII..Arlt.nt t-I I I 331.19011 "KEYSTONE 0 0 1 1 4- . .A111111. • • FRONT r,... I MATERIAL LEGEND MOM NO WINOST1011 ,,... 111,11111111tal MM. al LEFT jIAIIn iji ROOF PLAN B - hiliti& i 40 i RIGHT PLAN I Bassenian I LRgoni -,7, ------7..---7e",,,, KEYSTONE FOUNTAIN HILLS iii i 331 190i/ KEYSTONE 0 • • fl'y 1? i FVIO'di lli—__--- Pd � — r=i111110 ri I.,17 Qo ® `• PLAN IC-DIRLD( TARGET:RF Fp.I&330FATE FFd100111/I E FLOOR AREA TABLE TOTAL LIVING ?II so.FT. PLAN I BaMITIOn Arll rrt.Merrrn Prairie Flrrrtien KEYSTONE FOUNTAIN HILLS 67.14.19 fe.ntrin MIII,.Ariten. 1 F L f 331.14e11 TKEYSTONE i . . . . . `,4k., ' •, .itI 1 i . .. _. 1 , ._....... ,,,,,,,,., REAR FRONT C MATERIAL LEGEND ? _ , ....,.. , ....111 ErrIMeir"W•WaloP rilr ""tromq.,nrwmr'"'". • El ; - • , 4......-7.....: „.• LEFT If\ ..... ----rt-- ,4 A _ --------- — , /1 ROOF PLAN C wo...., ... "L"._':— •:...-7.° ...... ,..„. . & .-I ;. 0 , = r....-. 1,1 r RIGHT Bassenian1Legoni PLAN I .....“--,..-,-. KEYSTONE FOUNTAIN HILLS zza:z.-„t, ------in Mils.Arit•na 'KEYSTONE • 0 di. WV 0 4 si - I I$ a b T ta.GASA,ROOM II i 1iIN a MONT PLAN]A T/AGlr:110.0 FT. I IEOPW5I 1 MT16 FLOOR AREA TABLE TOTAL LIVING MM.R. I/OIYUI •I SQ.R. eBBse6nnonm.L PLAN 2 .......LIVING ._......._.... .I. E•n c• .re...r so.•ue EL...:-• ...••.•--:. KEYSTONE FOUNTAIN HILLS -----•I•Nllo.e.l.••. KEYSTONE H-.y..__._I rSI.1-•n —•c.E.-- 3 iI ° 4 m ISM" , ,,,;',.. ,LiiiiiimL REAR FRONT MATERIAL LEGEND AIL 0 LEFT ROOF PLAN A i RIGHT Basseniann,I.agani PLAN 2 c vn...f sofnun E1nn..loe KEYSTONE FOUNTAIN HILLS n Hlllf A�i.nn• 0>.19.1f .r 2 I I I I 331.19011 ir KEYSTONE --no .l� • • AA" .._. ICI . A k i F ■ ROOM \I ast PLAN 2B TMGFT:tW FQ..T. I IFOIIOOMO/I Milli FLOOR AREA TAKE TOTAL LIVING MI SQ.PT. PLAN 2 '��...—..--+ BBUBoiiB l IA,- Rdbu.N..a...n Fa..a.. KEYSTONE FOUNTAIN HILLS 0.1..19 r....a.Mi..Arial.. (KEYSTONE t t 1 t R 3I.19011 S 11) AEUd q lot REAR FRONT MATERIAL LEGEND 1.000 • LEFT ROOF PLAN a RIGHT Basseniann Legmi PLAN 2 N• a• H•n•tlon KEYSTONE FOUNTAIN HILLS feont•In Hills.•nitona :11w 1—}—i--I 131.1901I u.n.n KEYSTONE • • M4 '' r 0 .,...,Int•U- 1 i.r �M 'L I JH U nid+ PLAN 2C TMGET:eEIIO R. I N0.00m,I MOO FLOOR AREA TABLE rr PLAN 2 TOTILLYTING INNQ.FT. BessenianILiiaolY a.n....nee...r.an.n...u.n ""�••""•" a n. KEYSTONE FOUNTAIN HILLS •'.I•'• ' F..e..ln NIII..A.Iten. KEYSTONE • "old •7,7 REAR FRONT MATERIAL LEGEND LEFT •-• ROOF PLAN RIGHT BassenianI LaRoni I; KEYSTONE FOUNTAIN HILLS V KEYSTONE • 0 1 I 1 1 iFT 1 1.2,.i Nt -,.,... 1 _f., .,•' 1 • ”.:" 11 (72,... 0 4 1 1 woK If .,,,.... - : 1 - , I 1 7.7%. T.-- Ki.... 1 ;‘- ‘ , - PLAN 3A TARGET 1,0501,4 FT 2(64.00012,12SATX2 FLOOR AREA TABLE Basseman goni P LAN 3 TOTAL LIVING 1,I172 K.FT. .0262! La m.,...o... ,,.... 12•11.e12 C•nt•nte•ra re le•roi.11 Iler•sien eetele.ewseeweemeteemweesuern ,-....---..---- KEYSTONE FOUNTAIN HILLS e7 le If Fe......HIM.ATIt•ne i i 1 I 1)1.19011 'KEYSTONE 4 4 (41.0 Jar �� T sll:tai Eri REAR FRONT A MATERIAL LEGEND WWI.urn.novo • RIGHT ROOF PLAN A , l M LEFT Ba+saoau I Lag PLAN 3 � sE.n 1.e E1•..uon KEYSTONE FOUNTAIN HILLS Fe•n1.1n Mfll• Arla en, •1.1•.1• •s•a ._-) 331.I0011 KEYSTFONE • 0 arI L aa; l' C 1,1 t GOAT 42 nnr1 t0 - r IE --.-s -a_x]1 PLAN 3B TMGET'i.OSOSQ.ff. NO OOP%!]MT6 FLOOR AREA TABLE TOTAL UVING 1,072 SQ.FT. Bauanian i lagoni P A N 3 ..................................1 fO'"' ..--.--- KEYSTONE FOUNTAIN HILLS "11I' P ..I.Hills.A.I..., fKETSTONE C .•••• 1171 II El _ r- •r. wok _ REAR FRONT MATERIAL LEGEND 011001WIN LW/1.11104 fl fatedMIreF ra.21•0"so rirtrti r RIGHT ROOF PLAN LEFT PLAN 3 Bassenaan Lagoni KEYSTONE FOUNTAIN HILLS L_L_I 311.1101 I IrKEYTO,NE 0 ..1,f•R, As--/---- 1 1, Eil / ....... RICE Il • .:;41,2 . 0 t. 110•40M3 0 a k : I1:11 , ..., mom .:::: ___ or, i,:..,i,, 4 I mesa., rtrel ,o, = PLAN 3C TAR411,1.0S0E9 VT I IMOROOME/2 OATVII FLOOR AREA TABLE TOTAL LIVING ion ge.Ft P L A N 3 .SCESCII SO IT. Bassenian I Lagoni 11•11•css M ddddd Prairie Elevation mssmsomasomssinv000mvemsossomos ......^... ........ KEYSTONE FOUNTAIN HILLS 07..11.11. Yonto.Mills.•rIssms• i I ;•I # # J11.19011 'KEYSTONE I 4 ,.....) . .. .=.... — FRONT C REAR .',-.." MATERIAL LEGEND , IL . . RIGHT PT4 II 14 644011k, ROOF PLAN C 1 LEFT Bassenian Lego& ,I:LAti%.1,. ..,,...,... ------ KEYSTONE KEYSTONE I-.I / I 331.1,011 • • : ; H I IN I - 11 F v 4417.17a. i ® " I Ai I IL' ' 0 -71 :-:, , : Li !N - 11 z eA PLAN 4A TMGFT:1050 50.PT. 001010015S 13103)6 FLOOR AREA TAME , TOT LIVING �µ�.��.rr_w I.NifQ.R. rw.„FO.FT. Bassenian Lagoni P A N 4.q.e F,.,I,a FL...L. F, «`,.. WO TIt OM KEYSTONE FOUNTAIN HILLS 10 it „H,,,,•111 11 1 WKEYSTTONE i i F 1 lFl.I ten I I .0 Et • L L;1 4 DIU REAR FRONT A MATERIAL LEGEND • i , E, LEFT ) 1 ) : ;: •••• I ROOF PLAN A — t Ii RIGHT PLAN 4 Bassenian Lagoni KEYSTONE FOUNTAIN HILLS 07...11 I I 331.11011 irKEYSTONE • rs I• na• i ❑ 11-1 f FRO FRONT PLAN 4 TMGEf IASOSO FT. f%D*OOMS/'MAi16 FLOOR AREA TABLE PLAN 4 TOTAL LIVING IAN SQ.FT. 1..,..., I0224 R. EaV!lIIIBR�Idgcr Witco Me.Ranch Elerntinn i"'e�MRT'�ew� KEYSTONE FOUNTAIN HILLS n''E'R Eenlltnln Nlllt ANTI," a 1 1 a 231.10011 "KEYSTONE S • a r 1 e tI��r i a 141 I- r., E • { 1 , � ; All ii 11 14 ' ' T EOr tl v P Il f . �'f [gig o.�- a: is= �e x. II�i��q�lll;�'III��IIIIII (�Uh ^..,, FI I t1 h; fit. t S.i w l :k ��1 .��- fr -. �'" Y ti , r rj° n ..r :�_ «.,.vw.aiitff�dY►,`�b.k,f.,..Yi.:-a X L.i ,,. .� p'• . Bassenian I Lagoni ,„ ,,A„. I I O N Nf H O M N 6 f O U NI ff1 1 N M I IO N A I 3• I f 3 A N 3 1 1 1 •N 1 6 M ARCHITECTURE•PLANNING•INTERIORS .•gw :v.`4:___.`..:„('i--I—,..•......_l..ga.oH......q., L EXHIBIT 19 • KEYSTONE FOUNTAIN HILLS ,-e----- =Z PRELIMINARY GRADING AND DRAINAGE PLAN EV_ I A PORTION OF SECTION 15.TOWNSHIP 3 NORTH, 4.__JP F- RANGE 8 EAST OF THE GILA AND SALT RIVER MERIDIAN, '° MARICOPA COUNTY,ARIZONA J , i" VICINITY MAP OWNER/DEVELOPER ENGINEER Z r,o.,,u.,at. Ma MI GENERAL GRADING NOTES • J.l.."'.,...,,e.eY a,......w..."u V �O n a nnw"i0.`.+a."`w.'�"i 1°.:`0m":�ri":v. • V a„"",¢".M ePL"w"11 7. Rao.—...'.rc'"^°""�' ° LANDSCAPE ARCHITECT G D 04 I' __— ▪ W-.3 I, Ilyl r`` ,1.J1.-NIL t,l~ 1J„� G D05, 11,E}G D06 I 55 PROJECT INFORMATION} Ii ( !!{ aw- av, " I L � ,e. rK c _L ma --I �s - —� I_ ( JAI_ _I I `' GRADING AND DRAINAGE NOTES t - I f II._ , ) _ r.,II!J.; �il : ;°mow °Or°...�°...o<0.R. M in J W Or"",iO' O„r I 8 ___D}i I n�.7 Il}iJ LIt i.II 1 F BENCHMARK J x .." . r L �} -. -,lnaaalrearl n r cnral a.l,eln:Mnr ► 7:I .. 1 "^TM•wK. a , v ,,.. w'o:Y..r` o, . ...■ L�� _ --- - — BASIS OF BEARING a 0 1�,,. �` GD03] �e. .�.u,a .tt...,.. { -' 1 FEMA FIRM PANEL A t O W O �J1 W c if 1.11VVY Y 1 $ ,-1" I.Finilr Tl}III •.1_' i • e..., v,., _ GD021 LEGEND ABBREVIATIONS ... ' m 72 .. e NR..m.<..M...LW...a,a KEYMAP __ n ® w.1='' it. ...,....,.a.. ,;aliaiell GD01 S SEE SHEET GOO G wy Hip.Y S .S.iLL � - .__ I_- irs u :1IO1 t 1A1' !!c tee, ' ;M;JP s.jL1 » m :y m.14iill 1 .0g.m-- , '"* r 1 1171 ,....„, o- ii w ', w, 0r 1.2 iiiKEV MAP \ ^nm ' I, n bn iml � 3 wxiioun B�1 z _ ..,w wz wan.oPt,•_-- Bowman "._. uMONIANA WINE f' .P �.-!,C O N S U L T I N G / �`'' ... EYS E FOUNTAIN HILLS PRELIMINARY GRADING AND DRAINAGE PLAN Mr ..:90 NDurl,,' 'low • SEE SHEET ODM . a �r 1 T F J , k e r ..R.. _ I I r.r— ',._ -1- 1. / ..l .£. I !WE I Q ... .-,,.,a»- • ,---- 1 , , ,,.., .1 . • . , : :,....... ,,,_ i i .., E .' -, 1 1 ;.wi 4 fF WB', 1:• .7.. O•' n Y! 1e xu I "1 I ° :. ,„,„ - Y '.m. 1— w 4, . r KEYMP, L 11 1141. Bowman { JC O N S U L T I N G ! • -:SEE SHEET0002 S- EY •NE FOUNTAIN HILLS PRELIMINARY GRADING AND DRAINAGE PLAN .....�..sue.•-�...•-..xrx..unw-ra•rwn.w�+r•.+n...x+.xw wx.vew..�.e n.�..•. I CURVE DATA 0 u/ 1 ' l Y�lA E t t /,'. / �Y w x..re mn r �.. �`� { i I�;b m i ic-- orkwo ASP I!I 1 N. l '17 .i 1I- r - IRI L— r IJY '\ _�= ... s. 4:4 d • KEVMAP . 0 -- . .:_,. L RI0 8:1 (.!., I� i hr„ r, --- 1 t ' c owned .. ��> � . .�.._ _ ��, I 1,�...�.� '�� .I Qom\ 1 SEE SHEET GM , Bowman "',,y;'C O N S U L T I N G EYS eNE FOUNTAIN HILLS PRELIMINARY GRADING AND DRAINAGE PLAN at;:. ;:m .° :4,I.m 7 GGO. �.. — 4 1 .y ,...YOPoVE i i : i i ..,. Mal -.. •"-, wYYYt wcatl 1afa.:l --- .. .. _ —a5 — 1 Lt t `�-.. — —_ -- • •a _, ,... . n F_____t 1\ '1 L; 0'_'L._,. ,A. I te I A,Gi, aw . r .P40.14, ,,r,ZO, -7, ' • . t • ' � — f, rr-r °` I IJI i ❑ SI Q iL ❑ 1 i 1 � !t I `Jil.„...41. ] KEY MAP r , s J i /—.— 11 --� --_-,Ti RIZONABjI . a - -y fir- L r.. ,,,.--�_- ®® ' ®0IV®®D a ooIh V0® DOS ®Q►7� `IC N S U L Ta G . - - '.'• L . .1. ' .. - 1..4.0 r / z— x A4 lriI .` ... M..,J / 9 ' �• a %Sv :.f YJ 0 E FOUNTAIN HILLS Minn w. PRELMWIYGRADNOAND DRAINAGE PLAN e-,:..,..w.0 .n.. r,.......v..+aan a•wrYvw.Y MM•u...N,.+.arMr•--aprau.i•� D. • GDOS I< t e I t CUM OATA au l 001-A MEOW(MINE `e 1 a wox. 1 W 1 l_i_7- ,,,1 • O 1 g ..../ •291%]-1 5 , =its i Mee• 1 '‘, 1 L_ •ems o a w am.1 :mac o ooz • • T '.)t • ✓., Se , M f KEY MAP Tr"iiilir r i • illrr7--- m.e.e........,......,... rr•re•.. uiw.ui:w, _ . o_B Bowman w.. n __-- - .... N G EYS ONE FOUNTAIN HILLS PRELIMINARY GRADING AND DRAINAGE PUN vo,.r..,.vs..-+-. ..-..,...w..m-ter rvw—v.......w..+.w.,...»......w+,r...-��.<....r.... �'., . , GDU6 PA A C W ` .--.ti—.-- II. runs. I r w Hp, ..a SECTION A PROFILE VIEW ',FCTION R PROFILE VIEW i 5 HORIZONTAL SCALE: I"=20' HORIZONTAL SCALE: 1"=20' 2 VERTICAL SCALE: 1"=4' VERTICAL SCALE I"=4' , .A .A a .A ill II 11 a • • i d• SU o'' 1 SECTIONr PROFlI F VIVW SECTION E PROFILE_`4EW W 4 HORIZONTAL SCALE: I"=20' HORIZONTAL SCALE: 1"=20' Y 1 VERTICAL SCALE: I"=4' VERTICAL SCALE 1"=4' .A .n PA ,NIA / ` „ MAIM ,« r>. ,~� ..., >... ..�. 4. w R. >.:titTIO CTION O PROFILE VIEW «= SF, F PROF E VIEW HORIZON IAL SCALE: 1"=20' HORIZONTAL SCALE: 1"=20' _ Oboe. SCALE: 1"=A' VERTICAL SCALE: 1"=4' n GDO7 .rv+r..rrr w.-....,+cr,..auvaw+.rv•.�+....,.v...�.w"...�.•w's.o...�e.�n.a.m+ +.,' 7 e 7 EXHIBIT 20 (NW C:) / , / -M:1----.--.... ..-------\------ ---• --ocririp•E .1 • /,/ r ., • . . ........, I i 11 : , f miiik 0 hid Si I li t 1 1 , i I 4, I 49 la i 1 ill 1 1 ! : ili 1 I IIIMINIM1111111111116111iii! — i imioni 11-1,71 .11 r- V, • W. = ! (.. ...:1 I r I 1 gr ! 1 i • i 1 ;,,, , . , ...... .. , , ,, . ,. ........,,,,. . ... MIEGNIIICill I MN MIIMIIMICIIM IMI I u_ LU : ' & . EMNI=MMEMEHEri , 1 z MN N111:1:=1.1=11111111101 i 1 1 X Ell ES:111161=11=711 I I- 0) - >- I— 1 I 1 _ I (..." 1 1 ' 1 I I i ) . i 1 ' . 1 .-t....... • , DAR KIM Orr -...... s' • Xt.Zd I f•ft , . I .. • ' i___. •-41.0010#11/1.11VE :V. .... 7 if--------_--=7:::::------_—_-,') ---- 1 ...- 1 .• 1 to eel...et h••••2-1.•••-Hamm ie0.1......0.1‘........**4-0.-sart muria....Si/NONO• 0 EXHIBIT 21 0 i: 1.."'""'-`,.. ', ' / / / C . ,' • z . . -), _...--- , . / ri'•--......-:--::-1.-.. — • •. - -_--•_ — WV.'[...,C _ II]..• ...........-... i p- ------_ 1 , 1 . •..----. ‘"-''''''-- -----,=-----._7-__, ..-.:-..•6-..—: - ._.... X D 1 i , . I i o I / / I i .1 r 1 0 Z II ? I i I OM 0 • MEW I i I T : i 1 II ea ' I ' i 4,j, I lid li I I I ( 4 I 1 iii 1 I. I 't I ; i co i I . 0 R 1 0 . ' ..- = 1 1 Z it . I ! I . . 1 • I c.o.ftsio.• tor U.I' = 416I-47..., Z ; 1 "Mil.tif Ca**.111Eli MM. E.111=11.1=1. 0 I i ' 1117M=IMMEMI ORM=IIIM=11111MI cr) - ›- , 111711•=1•1=•=31 Lii KNIMILZ1111111=NIM71 Y . t I ENIIIEZINI=111111111171 1 OM= .... a IlitiF'21,11.17.`17,"Err''' r+1 ) -..f.........-- .. It ,-- --- _ L- 4.4410.a.40111. • -if CF01 Loy EXHIBIT 22 ID / —Y.F61BY dIVF___ g Z T/nppn. -- vYe �oa'a f - _ L L --&• l 1111 - t- - � --- r t— — 41g iiiF i y ;.. . F r ae \. r...`11a .a�. E... " I -� -I 4,1 = i (111, , • 41 a Ir r 1 111 Z o i o i I ! N— W ; , 'r] I ) f C jS r ASO C WO OW.r 1 onamTc yam.tn..or i 4— woo r ` LBRERME CIFVE DATA .,[-Z. aoht 0 OWN OM MY � �N3 . J 1 WO venom —� -"-" CENTERLINE DATA ..� , 4101G Oft. OVOby O. - ' S. AA Noxruu MOW : w�Awns - -___q—_.___ _ -__ __ _-_._______.._ __._..__ .-_ _ v rc ig -r"legit "".7 P ,a UT01 t a 7 L EXHIBIT 23 16483 E Ave of the Fountains 3 mi radius 5 mi radius 7 mi radius Fountain Hills,AZ 85268 Household Vehicles(2018) Households 0 Vehicles Available 356 3.0% 403 2.8% 558 27% Households 1 Vehicle Available 4,489 37.8% 4,960 34.0% 7,018 34.0% Households 2 Vehicles Available 4,770 40.2% 6,011 41.2% 8,637 41.8% Households 3 or More Vehicles Available 2,257 19.0% 3,229 221% 4,437 21.5% Total Vehicles Available 21,378 27,605 39,095 Average Vehicles per Household 1.8 1.9 1.9 Owner-Occupied Household Vehicles 17,492 81.8% 23,298 84.4% 31,906 81.6% Average Vehicles per Owner-Occupied Household 1.9 2.0 2.0 Renter-Occupied Household Vehicles 3,885 18.2% 4,308 15.6% 7,188 18.4% Average Vehicles per Renter-Occupied Household 1 6 1.6 1.5 L 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 J :444t _ - I g'k r,..4" • ,041i1,41.11111!1.111:11-4141;m1i-111.‘ In 6.3M7fz.5.7r;!. -t•rj..;''' 11$q '1 •11 tiI: 1' ; 7, .1111111111117 7-4,4ft- - 0111111111 . , • „ • • r• : 4 y 4"e4 0„ ' , ....) WM.ROOK MO POICADO WM/2 , O. oo • , (.0 'II (29) i ro:rorormiisToi ' ''"tost6o1117:1 " j'i,fr' . . •-'.' . . . a"'Sr1T::"...''''''''•..'.." 111 . (2) r (1) FMI . ',. 44............. . 4 CARUSO TURLEY SCOTT INC. lb All . % .. .0.0 OToo 4....74=:., ..C.=Are.47. I it ........rcr.kr'"'""', i IL '''''",'":,, 1 ‘‘IIIV '#3ZZ...17*...,'.4. ,, r•t , st .,4;0,, r=r-v,,,.. •-• ', • .11.4,49:4.3, aft6 ' 0 Pun.To rAv OKAY MO MOM '7-, 10 SCOr roLorFao WO iri....*,,, ,,, •'''' i rr,f--,_ 4040 . ' ,' "•41.' i a)SEMI-CANT ISOMETRIC PLAN 1 '11F:4:". :iirni fotrtirow me V.:../NO MU oleo woo l• ...•.• S- .° F,)4 (,) (.) OKAY O QUO Wan. OM X O, O-.. MO ROE ' :/74-7,41-7,-..." w-c• 2.,% (') ) .i ii4. 0 E D / .. 4 . \_,) bli C i f 2(•MD 22 /-(2)0 ..r•ii.:Fel" ,,,,,, Yr.ion•'It 1 ' 0/ 10 ,,, I ' .E.V.syrgantinie' 11/i''' AitIli(2) / '.2.7zraTec7=41.• 0 MOM 111.II 2•4122 27111.211,50( 0-04 60 sal 5 61 'Votior''' .../..,....,••••./. - for io now.kraoc SECTION lig (4) 0.0...... (4 (2) I (,) IL , . ' -‘111 41.11/1. ,t(., ,,k.,.., ....... n( (1,), % mak A a.," CONCEPTUAL ONLY. FINAL DESIGN AND « . , ' . 111111311=1 MANUFACTURER TO BE DETERMINED 17-1/6 ..... ..... A T CONSTRUCTION DOCUMENT PHASE MKG IBIS 0— I ... 4—.4,,,,,.. PGS AS 22012D 06122017 ®00 CO MI OSLO Ow Al ORM 0 conma.1E0 HOW 0 Moo. r. 45 1COr I7 Oe 1.0 2C21 82 'gill) EXHIBIT 25 I I toizijilihmd".2:,z:,it• ' . _ ,, .....„ T-4--- N/ - - _ _.i - --' , — - • . / , ! - --------.:-„--,_—.„---!=- —_---w"---T'sl---=.— ..- . , ----' ----.- - - — --7 ---- * -f r ! r i ti---- -- —. I i / _ .1 PHASE 2 _7 J! PHASE 3 : PHASE 4 1 PHASE 5 _ , ' ...,,,,_J.,1 -- - ..., , -- , ( ),, ..;, IP (----V ._. . , J INIIIMI 1- -H ' r • rt i , to Ai _ 1 :._ , ....., , .... . jlfillis-- mi ?-,z. •_?5...,...i. 1. ,.Alll li lIl II :-5 , tit I 7•,114.1-5 II I 12. .A 5 U . IMI.-- 'r • . , 111 i 11 I l _ _ I o-- I,1„..,-,-___.._..„,„..- 7.4,-„,.„,,,,„./1. . 'I rot_I : i`, k II ',,1.t, ,I .1.F-41111111i Cf) 1 . ' " ....,: ., .._", - ' . ,c 1-1, _trill ME ' ,.•""" ta_ I i 1 ',f.' I r . .11, 1 , 1 t _ , _ , - ---+ f .., 7.'..7,-- ' --- %, , 117;r It 2 - , X .PHASING IS FOR VERTICAL CONSTRUCTION, SIDEWALK AND r— LANDSCAPING ONLY. ALL SITE ti( 0 2 If I \I c' 1 - ... Tli 'I Water.00.7.•IN IMPROVEMENTS(WATER, SEWER, I LI-u- I-V GRADING, PAVING, STORM DRAIN) N. LU 2 I ' 1 1 I I • ''" 177 ,, WILL 1 BE COMPLETED AT THE SAME R-=. ' ' 1-1 1 .0 n a ----h 7 1 LLJ 0 hC f ... '111111/P HAS E 1 , ' ''-'1L) ‘Tfi•-=-4,fl n 127411 I' -1 I 7: 1, . 1 ., • n ' • U I • ' ° I . . I •• ---/ \ -;(--i7:09-r I € VaralaIX.. r ! , . i j t TIE' , I -I_ ::-.4 r 11HJI L • ... ....... . — 1{_f_.1•--;- — ___ —TT _ — — i.-- . LA MONTANA DRIVE , — — - _ -- --• ,.,,..%:....,,.—....L.- ill PHO1 0 EXHIBIT 26 L • 16000 6.Palisades Blvd. FOUNTAIN HILLS Fountain Hills.AZ 05268 UNIFIED SCI0nl nlsirlcl 400-664s000 480.66..5099: FountainHillsSchools.are To: Jeff King Keystone Homes Date: 3/29.1019 In response to your inquiry, Fountain Hills Unified School District has sufficient capacity to accommodate potential additional students generated as a result of the new for-lease residential development of approximately 147 new,small rental homes proposed for the Fountain hills downtown core. Robert Allen Robert Allen,Ed.D. Superintendent Fountain Hills Unified School District le 0S6111c' OFFICIAL SUPPLEMENTARY ZONING MAP AMENDING THE TOWN OF FOUNTAIN HILLS ZONING MAP 0 1o , (�_� 1 f- 1 a �3s _L ) ` PALISADES BLVD •-i' 245.19' 0 Ct CI ►-- - _ I 60 z I q .8 m I i PARKVIEW AVE 0 178.27' 426.86' n� b KEYSTONE PAD C— i •S., 820.00' `4 AVENUE OF THE FOUNTAINS CASE: Z2019-01 ACREAGE: 12.25 REQUEST: REZONE FROM C-2 - INTERMEDIATE COMMERCIAL AND C-2-EO - INTERMEDIATE COMMERCIAL THE ENTERTAINMENT OVERLAY TO KEYSTONE PAD ORDINANCE: ORD19-09 Please be advised that the attached zoning changes were approved by the Fountain Hills Town Council on August 13, 2019 by Ordinance# 19-09. If you have any questions concerning these changes, contact the Town of Fountain Hills Development Services Department at 480-816-5122. ATTEST: DATE: MAYOR TOWN CLERK ?_)_6 TOWN OF FOUNTAIN HILLS ..4 }X Planning and Zoning 1 ) Board of Adjustment AGENDA ACTION FORM Agenda Type: Regular Submitting Department: Development Services Staff Contact Information: John D. Wesley, AICP, Development Services Director, 480-816-5138, jwesley(c�fh.az.gov REQUESTS TO PLANNING & ZONING COMMISSION: PUBLIC HEARING to receive comments on RESOLUTION 2019-39, a proposed Minor Amendment to the Town of Fountain Hills General Plan 2010 to change the land use designation on approximately 23 acres of land located on the east side of Palisades Boulevard north of Shea Boulevard from Lodging to Mulit-Family/Medium. If adopted, the amendment will allow for multi-residential development. (Case #GPA2019 - 01) CONSIDERATION of RESOLUTION 2019-39, a proposed Minor Amendment to the Town of Fountain Hills General Plan 2010 to change the land use designation on approximately 23 acres of land located on the east side of Palisades Boulevard north of Shea Boulevard from Lodging to Mulit-Family/Medium. If adopted, the amendment will allow for multi-residential development. (Case # GPA2019- 01) Applicant: Hilltop Vista Properties, LLC 14550 N. Frank Lloyd Wright Boulevard, Suite 100 Scottsdale, AZ 85260 602-421-5848 Owner: Pacific FH Resort, LLC 1701 E. Highland, Suite 130 Phoenix, AZ 85016 602-248-8181 Property Location: 10825 N. Palisades Boulevard (APN #176-14-560) Related Ordinance, Policy or Guiding Principle: 2010 General Plan Chapter 3— Land Use Map —(Figure 11) 2010 General Plan Chapter 10—General Plan Amendment Criteria Page 1 of 6 Daybreak Minor General Plan Amendment P&Z Staff Report Staff Summary(background): SURROUNDING LAND USES AND ZONING: NORTH: Open space and Single Residence/OSR and R1-10 PUD SOUTH: Single Residence/ R1-18 PUD EAST: Open space and Single Residence/OSR and R1-10 PUD WEST: Attached condominiums/Crestview PAD MINOR GENERAL PLAN AMENDMENT: General Plans, when they are adopted, include provisions for making amendments to address changes that may occur over the life of the Plan. As outlined in the General Plan 2010, any change in land use on parcels of 40 acres or less shall require the Minor Amendment process. The General Plan currently designates this property as "Lodging." This land use category is for: Lodging category includes areas where tourist-oriented lower density hotels or motels (which can also include resort uses) together with supportive retail and restaurant uses, should be developed. Higher density and multi-story hotels, motels and resorts should be located only in areas designated for Lodging, Mixed Use or General Commercial/Retail." The request is to change the land use designation on this 23.04 acre area to Multi-Family/Medium (MF/M). This designation allows multi-residential development between 4 and 10 dwelling units per acre. This land use category is for: Multi-Family/Medium Density Residential will be particularly encouraged as transitional projects between existing developed residential and commercial areas. Projects proposed for these transitional zones should be developed with exceptional design, enhanced site amenities, extensive landscaped setbacks from collector roadway corridors and controlled access to the arterial roadway corridor. As stated on page 105 of the Plan, "Amendments to the General Plan 2010 should occur only after careful review of the requests, and of findings of fact in support of the revision at public hearing(s) before the Planning and Zoning Commission and the Town Council." This property has been designated as Lodging in the General Plan since the early 1990s. In 1999 the zoning on the property was changed from R1-43 to P.U.D to allow the development of a resort hotel. While amendments to the plan of development have occurred, the lodging use has remained essentially the same. Some versions of the lodging proposal have included components of multi-residence zoning and housing. The most recent plan of development of a resort on this property was approved in 2011. The General Plan designates three other properties for Lodging. These include two resorts —The Inn at Eagle Mountain and CopperWynd Resort—and the potential for a future lodging use on the State Trust Land. The General Plan for the Town is developed with extensive public involvement and with the input and direction of professional planners. The Plan is reviewed carefully by staff and Council before approval and is then ratified by the voters in a general election. The Plan includes visions, goals, and objectives that the Council and citizens believe are best for the future of the Town. These decisions are made in absence of the development pressures of a particular parcel of land. Changing land use designations is allowed and appropriate, but should be considered thoroughly and a change made only when the proposal is in harmony with the Plan and will provide an equal or better development pattern for the Town. There are many goals and objectives in the Plan. It possible to find something to support almost any position on a given topic. With regards to this request to make this change from Lodging to Multi-Family/Medium, staff I finds these following statements as the most relevant and pertinent statements for consideration of an amendment: Page 2 of 6 Daybreak Minor General Plan Amendment P&Z Staff Report Chapter 3 of the General Plan provides the Land Use Element of the Plan. The Vision contained in this Chapter states: Vision: A Town that seeks to preserve its character and beauty using land use principles that allow development in a cohesive and beneficial manner to protect neighborhoods and support business development. Goal 5 of the Land Use Element states: Goal Five:Protect and preserve existing neighborhoods from incompatible adjacent land uses. Under Goal 5 there are seven objectives, number six states: Objective 5.6 The Town should support proposed lodging sites planned with expansive open- space buffers from adjacent residential uses. Sites should have direct or proximate access to arterial roadway corridors and should be located on land presently zoned within a lodging, or residential zoning district. These sites are to be developed in a highly sensitive manner relative to existing land forms, wash areas, vegetation and other environmental constraints. As stated above, this property has had the Lodging land use designation for many years and has approved zoning with a site plan for development consistent with the General Plan. That development has not occurred. This could suggest that this location is not desirable for this use and it is time for the Town to consider an alternate land use designation. The applicant is proposing the designation should be changed to MF/M— Multi-Family/Medium. The intention of the applicant is to develop an apartment community that consists of two areas, one for general apartments and one that is age restricted. In total, the proposal is for up to 400 units. Given the project size of 59.79 acres, this is an average density of 6.7 dwelling units per acre. See the staff report for the rezoning for more detail on this specific proposed development. 3 The questions become: • Is a change from the Lodging designation appropriate and beneficial to the Town at this time; and, if so, • Does a change to a multi-residence land use category provide a better land use pattern for the Town; and • Is the proposed development the best use for the property and meet the objectives of the Town? Is the Lodging designation still appropriate and beneficial? Information from the Arizona Office of Tourism shows that tourism is an important part of Arizona's economic engine bringing over 43 million people to the State in 2017 who collectively spent over$22 billion and supported over 187,000 jobs. Sedona and Phoenix are in the top ten tourist destinations in the United States according to a ranking by Trip Advisor. With our close proximity to Phoenix and the surrounding communities and National Forest areas, Fountain Hills does benefit from this industry and can do so to a greater degree. While it is true that the property has been designated for this use for many years and has approved plans for a resort hotel and conference center that have not developed, we have been through a significant recession which put a damper on this industry. The expansion of CopperWynd is evidence of the growth potential in this industry in Fountain Hills. With the great visibility of this site, the great views from the property, and it close proximity to Shea Boulevard for convenient access, it could be considered a prime location to take advantage of that growth. Study of the resort market, however, shows that it is not expanding and that some valley resorts are looking to repurpose some of their property. This site has been marketed for resort uses for many years and no one has shown any significant interest or been able to put a deal together. Challenges to using this location for include the lack of onsite amenities such as a golf course, lack of nearby shopping, too close to major streets, i.e. not secluded enough. muliF Page 3 of 6 Daybreak Minor General Plan Amendment P&Z Staff Report The General Plan specifically states the need to provide for this use and the types of locations which are appropriate for lodging uses. This site meets those criteria and there are few if any other sites in the Town for this type of use. Does a Multi-Residential land use designation provide a better land use pattern for the Town? Generally speaking, a community benefits from having a wide range of residential options available to its citizens. The greatest concentration of density should be in key locations where shopping, services, employment, entertainment, and transportation options are available. Other, more moderate densities should be spread through the community to give residents in all areas options to meet their needs as they change. The existing General Plan land use designations currently show a variety of residential options available in the southwest portion of the Town; all five residential land use categories are already represented in this area. However, those areas which have the multi-residence land use designation are built with attached single residence and condominium projects rather than a true multi-resident apartment complex, although these could become condominiums if desired. If the land use designation were to be changed on this property, a multi-family designation is an appropriate alternative Is the proposed development the best use for the property and does it meet the objectives of the Town? The proposed zoning with the associated site plan is reviewed and discussed fully in the rezoning staff report. From the General Plan perspective, there is a need in the community to provide for a wider range of demographics, particularly for families and young professionals. In the General Plan, the requested land use designation states: "Projects proposed for these transitional zones should be developed with exceptional design, enhanced site amenities, extensive landscaped setbacks from collector roadway corridors"(emphasis added). The proposed multi-family development includes typical walk-up apartments and an area designated for f seniors. The amenities shown in the unrestricted area do not provide for families (i.e. no tot lots or playgrounds) and are not exceptional. Fiscal Impact (initial and ongoing costs; budget status): Development of another resort hotel complex will bring in visitors to shop at local restaurants and stores, lodging tax dollars, and opportunities for employment. Impacts on Town services beyond streets will be minimal. Development of an apartment complex will bring residents who can regularly shop at local stores and restaurants and transaction privilege tax dollars. This type of use does not provide many jobs and impacts on Town services are generally higher than a Lodging use. Staff Recommendation(s): The appropriateness of whether or not to change the General Plan Land Use designation on this property at this time from Lodging to Multi-Family/Medium is largely tied to the proposed zoning and development plan for the property. If, in review of that request the Commission finds it is a good use of the property and meets the goals and objective of the Town and should be approved, then the General Plan change is warranted. If the rezoning and development plan fail to meet the needs of the Town, the General Plan change should not be approved. SUGGESTED MOTION: TO BE PROVIDED: Staff will assist the Commission in drafting a motion following input at the public hearing and discussion by the Commission. Page 4 of 6 Daybreak Minor General Plan Amendment P&Z Staff Report Attachment(s): 1. Vicinity Map 2. Application 3. General Plan Land Use Plan Map 4. Draft Resolution#2019-39 Submitted by: 22n J hn D. Wesley, Developm nt Services Director Date J Page 5 of 6 roe_r a c t, 1 CIle a, - U •In 9 C O 03 co Ti) L Q�- a fr AF•� CDC �>, C d > Es c is a yu r1 Q a _ �,.. WVI O. 'D C 41 a i - 1`. l/1 W tO a p O I t,�.jI, t U O TT N C O C n . -,4111 m Qa � IA 3vv gym '~ \ z ti W A N �' a I" W NO W ry Y# = p a _ a �: _ a a II . Q a H oo aZ V l7 V1 ,-f Q cc 2 T E -a 3 A{' I fc A. C. "� .0 t^ w O4 (109 0 ..? Q� w ri N O' ha p c. \iss\NSI\ 4 ,,,,,,,s4,\L„.‘ I. CO N Cresty d `� d V Ppsm c,auQS h us 1.)CM^um lun°t'Y H N Skyline Chi A 7 r f$ N Yie'ta 0 1111 6 AO A AYcx.-.,. 4.�:~ Ai' I,,�. DO Not write in this space —official use only vmi ill!is .f. Filing Date b lei if1 _ Accepted By . 'UI2 k& ) ••id Fee Accepted 00 044102 r • w • Case Manager yip w•.,__ 0, o' )6- 19-19P03 : 16 RCVD The Town of Fountain Hills PLANNING &ZONING DEPARTMENT - APPLICATION IAbandonment(Plat or Condominium) Appeal of Administrator's Interpretation Area Specific Plan&Amendments Concept Plan Condominium Nat Cut/All Waiver Development Agreement HPE Change or Abandonment General Plan Amendment(MINOR) Ordinance(Text Amendment) Planned Unit Development Preliminary/Fatal Nat Replat (Lot joins, lot splits, lot line adj strnents) Rezoning (Map) Special Use Permit&Amendments Site Plan Review(vehicles sales) Temporary Use Permit(Median Fee.if appkable) Variance Other PROJECT NAME / NATURE OF PROJECT: DAYBREAK—P.A.D.rezone of Fountain Hills Resort property LEGAL DESCRIPTION: Plat Name Fountain Hilts Resort Final Plat Block Lot PROPERTY ADDRESS: v o r Lw+e PARCEL SIZE (Acres) 41INL z" ASSESSOR PARCEL NUMBER 17614-580I,178-14-561 NUMBER OF UNITS PROPOSED 270 MFU&130 MFR TRACTS 270 Ms:U&130 MFR EXISTING ZONING L-3 p.v.o, PROPOSED ZONING P.A.D. Applicant Mrs. tBUtop Vista Properties LLC (Jeremy Hal) (3�(0.716,-) Day Phone 602421 s848 Mr. Ms. Address: 4515 E.Palo Verde Drive City: Phoenix State: AZ Zip: 85018 Emao: JGHoltphxauetests.00m Owner Mrs. Paafic FH Resort U.0 Day Phone 802248St 81 Mr. Ms. Address: 1701 E.Highland.Suite 310 City: Phoenix State: AZ Zip: 85016 lfapphcation is being submitted by someone o r than the owner of the property under consideration,the section below must be completed, SIGNATURE OF OWNER #6C DATE 6109 I HEREBY AUTHORIZE TO FILE THIS APPLICATION. Please Print Subscribedn :. • • n before me this j( day of JIAri L 20 t 4 � 'AATr' My Commission Expires 4/no 1 107-2- Notary Public MUNIS 19no . `'',,.• EMILY TEATUM APPLICATION #(-s ?A ICI-tJ l _ *" Notary Public-Arizona • E' Maricopa Co./0553406 'o,;vii`' Expires 09,30/2022 Co o — 'l. I .� 'ate = m 3 cc C - 0 in` 7= • cc_ N d I j�" lA W tD , ..a:,....4 �-/ N Q N N Z. LL LL Up- ai i0 y to O ;( �r 1 Ha?t •.ii ` 1/•1 0 t0 '^ llJ Ql lU Y .0 r U � f� a m on on co c °A = a d�1 U p 0 O ,1 v C c = c co c c c D v m Q 0 0 Y " 0 a 'i N a a To c .� ii1 v1 v1 C7 J O C7 N Q Z W. IS v Z O c0 — —— Y „ �> 111 ,NQ UJ W Z *t v5 ONO coil ..' Q .,,..o s 1 �: Q n- p d C WO O O Q �: CT) \,., ci_ 0 !� t—i is\ 0 ( / 7-, i ''/'c\...j 7 Q 1 73. ) 1 L.____—( --' \ , . . t j p ....,''''''''\---. \ ' V IP °t, -a A _ V1 1 H I L LT 0 P VI STA Hilltop Vista Properties, P KO P E R.T I ES Jeremy Hall&Neil Ginsberg 411 Managers 14550 N.Frank Lloyd Wright Blvd. Suite 100 Scottsdale,AZ 85260 1 9 P 5 R C`'D 602.421.5848 602.469.8109 June 19,2019 Mr.John Wesley Development Services Director Town of Fountain Hills 16705 E. Avenue of the Fountains Fountain Hills,AZ 85268 Re: Application for a Minor General Plan Amendment for the Fountain Hills Resort property at the northeast corner of E. Shea Blvd.and Palisades Blvd. Dear Mr.Wesley: I am transmitting herewith an application for a minor general plan amendment for the above-referenced property. Pursuant to the submittal requirements,please see our responses below: Circulation Plan Please refer to Exhibit 4"Site Plan"on page 5 and the Traffic Analysis performed by CivTech in Addendum I of the revised P.A,D.application dated May 15,2019. Drainage Plan Please refer to the Master Drainage Plan performed by Land Development Team in Addendum E of the revised P.A.D. application dated May 15,2019. Infrastructure Impact Please refer to the Master Water Plan(Addendum F),Master Sewer Plan(Addendum G)and Utility Company Letters (Addendum H)of the revised P.A.D.application dated May 15,2019. Land Use Plan Narrative The property is presently designated"Lodging"(L)in the Fountain Hills General Plan intended for a conference center hotel, and we are seeking to change this to Multi Family/Medium(MF/M). Per the General Plan Amendment Criteria on pages 105 and 106 of the 2010 Fountain Hills General Plan,"Any change in land use on parcels of 40 acres or less shall require the Minor Amendment Process." See General Plan map on the following page depicting the surrounding properties. ORDINANCE NO. 19-09 AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN OF FOUNTAIN HILLS, ARIZONA, AMENDING THE TOWN OF FOUNTAIN HILLS OFFICIAL ZONING DISTRICT MAP FOR APPROXIMATELY 16.08 ACRES GENERALLY LOCATED ON THE SOUTH SIDE OF PALISADES BOULEVARD, WEST SIDE OF LA MONTANA, NORTH SIDE OF AVENUE OF THE FOUNTAINS, AND EAST SIDE OF WESTBY AS SHOWN IN CASE NO. Z2019-01, FROM C-2 — INTERMEDIATE COMMERCIAL ZONING DISTRICT AND C-2-EO — INTERMEDIATE COMMERCIAL ZONING DISTRICT WITH THE ENTERTAINMENT OVERLAY TO KEYSTONE PAD. WHEREAS, the Mayor and Council of the Town of Fountain Hills(the"Town Council") desires to amend the Town of Fountain Hills Official Zoning District Map (the "Zoning Map") pursuant to ARIZ. REV. STAT. § 9-462.04, to change the zoning description for a 16.08 acre parcel of real property from C-2 — Intermediate Commercial Zoning District and C-2-EO — Intermediate Commercial Zoning District with the Entertainment Overlay District to Keystone PAD (the "Zoning District Map Amendment"); and WHEREAS, the Zoning District Map Amendment proposed by this ordinance is consistent with the Fountain Hills General Plan 2010 as amended; and WHEREAS,all due and proper notices of public hearings on the Zoning District Map Amendment Itirw held before the Town of Fountain Hills Planning and Zoning Commission (the "Commission") and the Town Council were given in the time,form,substance and manner provided by ARIZ. REV. STAT. § 9-462.04; and WHEREAS, the Commission held a public hearing on July 25, 2019 on the Zoning District Map Amendment; and WHEREAS, the Town Council held an additional public hearing regarding the Zoning District Map Amendment on August 13, 2019. NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE TOWN OF FOUNTAIN HILLS as follows: SECTION 1. The recitals above are hereby incorporated as if fully set forth herein. SECTION 2. The 16.08 acre parcel of real property generally located south of Palisades, west of La Montana,north of Avenue of the Fountains, and east of Westby, as more particularly described and depicted on Exhibit A,attached hereto and incorporated herein by reference,is hereby rezoned from C-2 — Intermediate Commercial Zoning District and C-2-EO — Intermediate Commercial Zoning District with the Entertainment Overlay District to Keystone PAD,subject to the following requirements, under which the applicant shall: a. Ensure compliance with the Keystone Development Plan approved with this P.A.D, except as modified below. b. Ensure compliance with all of the Town's adopted codes, requirements, standards and regulations, except as specifically stated in the Keystone PAD Development Plan. c. Review and acceptance of the detail design of the clubhouse and associated amenities by the Development Services Director prior to or with submission of the construction documents. SECTION 3. If any provision of this Ordinance 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 provisions and such holding shall not affect the validity of the remaining portions of this Ordinance. SECTION 4. The Mayor, the Town Manager, the Town Clerk and the Town Attorney are hereby authorized and directed to take all steps necessary to carry out the purpose and intent of this Ordinance. PASSED AND ADOPTED by the Mayor and Council of the Town of Fountain Hills,August 13, 2019. FOR THE TOWN OF FOUNTAIN HILLS: ATTESTED TO: Ginny Dickey, Mayor Elizabeth Burke, Town Clerk REVIEWED BY: APPROVED AS TO FORM: Grady Miller,Town Manager Aaron Amson, Town Attorney John Wesley Car June 19,2019 Page 2 of 4 Lan?Use Plan l M�g ►` p w. "� { +�� f 1�r e�.ehm'°F,t�,v°ry Low n ' I I SFfM•Single iam Iy4Me s,m '44.44s04 I 7(. ..^G[ ,� ''„ < .�' ;��h MF�,Multl-FarMylMeekim _ 1 KL y v S`1 , —MFM y tu -FariIyfr h .{-+dwt _C1R.C.e1M/M Canirorc7MtRMm1 "%Ai EMI G.Government '.a. *"'w.a°`, sv '''''N ' .' "'u r"`� .,y=*+ia� s•8choots OS.Open Space F1,44e 4 OC-Odl Co,,..+ u t "'b 4 , *' w iri—a�i Fountain Mitt Boman y. '? � i �` /I, ha s s a j Junad�ciionel BasMansa /' I I r:ow The proposed plan is exclusively residential,which is compatible with uses in all four directions from the Property. This amendment will help Fountain Hills achieve its General Plan goals West- Summit at CrestView,a Multi-Family/Medium(MF/M)designated property for 68 condominiums immediately across Palisades from the Property. North- Westridge Village,a Single Family/Medium(SF/M)designated property for 69 residences adjacent to the Property. The proposed improvements will have 400 feet of open space between the Property's buildings and the closest home in Westridge Village. East- Palatial Estates, a Single Family/Medium (MF/M) property for 17 residences. The proposed improvements will have 1,800 feet(1/3 mile)of open space between the Property's buildings and the closest home in Palatial Estates. South- FireRock Country Club,a Single Family/Low(SF/L)property for planned residential community for 379 single-family residences, 229 multifamily condominiums and a golf course. FireRock is across Shea Boulevard,a 300-foot wide thoroughfare,and partially hidden from view due to the rolling topography. There will also be 550 feet of open space between the Property's buildings and the Shea Boulevard right of way. This proposed amendment to the General Plan will help Fountain Hills achieve its General Plan Goals and Objectives as follows: Genaral Plan Reference General Plan Goal(Objective) Minor General Plan Amendment Compatibility Chapter 3 Preserve existing neighborhoods from The Property is surrounded by residential uses on all four sides. Goal S incompatible adjacent land uses. The proposed uses improve the compatibility by downzoning the property from a commercial use to a residential use with the design and scale of buildings more in keeping with the residential character of the neighborhood. Chapter 3 Preserve open space The proposed development shall have approximately 80%of Goal 6 the land area as open space. 1 John Wesley June 1i) 319,o 4 Page 3 of 4 Chapter 4 Encourage the development of a The Property has challenging hillside topography. The Goal 3 variety of housing types including proposed development will deploy creative planning principals creative solutions for topographically of clustering density,sensitive building siting and product mix challenging sites(3.1). to use disturbed areas fciently while preserving open space and appealing to a diverse resident base. Chapter 4 Promote developments that will The proposed development includes a landscape plan with Goal 5 continue to provide small town Palisades frontage landscaping that complies with the Town character and quality of life including Code for partially-abutting areas planted with native plant all new housing provide streetside material. landscaping complimentary to the native desert vegetation(5.8). Chapter 4 Encourage developments that preserve The proposed development shall have over 35 acres of Goal 6 and protect natural resources undisturbed native habitat,far more than required by the including setting asside dedicated Town Code,placed within a perpetual Hillside Protection preservation areas(6.1). Easement. Chapter 6 Provide and maintain an open space The Property is flanked by two major washes—one along the Goal 1 network throughout the community northeast property line and one along the south property line. including protecting natural washes The proposed development will not disturb those areas and within platted portions of the place both within a perpetual Hillside Preservation Easement. community as permanent natural A drainage plan will include stormwater runoff retention so as desert open spaces(1.1). not to exceed historic flows within these washes. Chapter 7 Create safe and efficient patterns of The proposed development will have two points of access Goal I circulation including secondary access located in the safest areas at existing median breaks on points to all new development areas Palisades Blvd. On-site circulation has been designed to (1.8). accommodatefire and emergency vehicles. Chapter 7 Provide for and encourage the use of The proposed development will contribute an 8-foot sidewalk Goal 3 non-vehicular modes of circulation along the Palisades Blvd.frontage. including provisions in developments for pedestrian paths where appropriate (3.1). Chapter 8 Reduce water usage The proposed development will utilize low water use Goal 1 landscaping and low flow plumbing fixtures. Chapter 9 Promote the continued vigilance and The proposed development shall preserve over 40%of the Goal 1 guardianship of the natural desert Property within a Hillside Protection Easement. including requiring Hillside Protection Easements on all newly platted properties that are determined to be hillside(1.1). Chapter 9 Identify and preserve cultural and The Applicant engaged PaleoWest to pe Jorm a Class I cultural Goal 2 archaeological resources. resources investigation on the Property,and no archaeological sites were discovered. Please also refer to the Landscape Plans on pages 38 through 40 and the Slope Analysis on page 11 of the revised P.A.D. application dated May 15,2019,for further information. 4 John Wesley June 19,2019 Page 4 of 4 Parks,Recreation and Open Space Please refer to the Open Space discussion on page 31 of the revised P.A.D.application dated May 15,2019,for further information. The Property is surrounded by open space,which is part of the P.A.D.and will not be subject to a change in use,and is therefore not part of the Property for the General Plan Amendment. Sincerely, Jeremy Hall Enclosure: Application for Minor General Plan Amendment • RESOLUTION 2019-39 A RESOLUTION OF THE MAYOR AND COUNCIL OF THE TOWN OF FOUNTAIN HILLS, ARIZONA, AMENDING THE TOWN OF FOUNTAIN HILLS GENERAL PLAN 2010 LAND USE PLAN MAP FROM LODGING TO MULTI-FAMILY/MEDIUM FOR PROPERTY LOCATED ON THE EAST SIDE OF NORTH PALISADES BOULEVARD, NORTH OF SHEA BOULEVARD, AS SHOWN IN CASE NO. GPA2019-01. WHEREAS, the Town of Fountain Hills General Plan 2010 (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 of Fountain Hills(the"Town")on May 18, 2010; and WHEREAS, Figure 11 in Chapter 3 of the General Plan (the "Land Use Plan") sets forth the land-use designations for all real property within the corporate limits of the Town; and WHEREAS, the General Plan establishes the authority and procedures for amendments to the General Plan land-use designations; and WHEREAS,pursuant to ARIZ.REV. STAT. § 9-461.06 and the General Plan,the Town has consulted with, advised and provided the opportunity for public comment on the General Plan Amendment; and WHEREAS, pursuant to ARIZ. REV. STAT. § 9-461.06 and the General Plan, the Town Planning and Zoning Commission (i) held a public hearing on the proposed General Plan Amendment on July 25, 2019, and (ii) provided notice of such hearing by publication in the Fountain Hills Times on July 10, 2019, and July 17, 2019; and WHEREAS, pursuant to ARIZ. REV. STAT. § 9-461.09 and the General Plan, the Town Council (i) held a public hearing on the proposed General Plan Amendment on August 13, 2019 and (ii) provided notice of such hearing by publication in the Fountain Hills Times on July 10, 2019, and July 17, 2019; and WHEREAS,the Town Council finds and determines that(i)proper notice of the proposed General Plan Amendment has been given in a manner required by ARIZ. REV. STAT. § 9-461.09 and (ii) each of the required publications have been made. NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE TOWN OF FOUNTAIN HILLS as follows: SECTION 1. The recitals above are hereby incorporated as if fully set forth herein. SECTION 2. The General Plan 2010 Land Use Plan Map is hereby amended to change the land use designation for approximately 23 acres on certain property located on the east side of Palisades Boulevard, north of Shea Boulevard, as described in Exhibit A attached hereto and incorporated herein by reference from Lodging to Multi-Family/Medium. 2667797.2 L SECTION 3. 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. SECTION 4. The Mayor, the Town Manager,the Town Clerk and the Town Attorney are hereby authorized and directed to take all steps necessary to carry out the purpose and intent of this Resolution. PASSED AND ADOPTED by the Mayor and Council of the Town of Fountain Hills, August 13, 2019. FOR THE TOWN OF FOUNTAIN HILLS: ATTESTED TO: Ginny Dickey, Mayor Elizabeth Burke, Town Clerk REVIEWED BY: APPROVED AS TO FORM: L Grady E. Miller, Town Manager Aaron Arnson, Town Attorney 2667797.2 2 o��TAIIy,�� TOWN OF FOUNTAIN HILLS k wits X Planning and Zoning r Board of Adjustment �4at is Ar�ti AGENDA ACTION FORM Meeting Date: July 25, 2019 Agenda Type: Regular Meeting Type: Regular Submitting Department: Development Services Staff Contact Information: John D. Wesley, AICP, Development Services Director, 480-816-5138, jwesleyCa�fh.az.gov REQUESTS TO PLANNING & ZONING COMMISSION: PUBLIC HEARING to receive comments on ORDINANCE 19-03, a proposed amendment to the Town of Fountain Hills Zoning Map. If adopted, the amendment would rezone approximately 59.79 acres at 10825 N Palisades, from the "L-3 P.U.D" and "OSR" zoning districts to the "Daybreak PAD" zoning district. If approved, the rezoning will allow the construction of an apartment complex with up to 400 dwelling units. (Case #Z2018-10) CONSIDERATION of ORDINANCE 19-03, a proposed amendment to the Town of Fountain Hills Zoning Map. If adopted, the amendment would rezone approximately 59.79 acres at 10825 N Palisades, from the "L-3 P.U.D" and "OSR" zoning districts to the "Daybreak PAD" zoning district. If approved, the rezoning will allow the construction of an apartment complex with up to 400 dwelling units. (Case #Z2018-10) Applicant: Hilltop Vista Properties, LLC 14550 N. Frank Lloyd Wright Boulevard, Suite 100 Scottsdale, AZ 85260 602-421-5848 Owner: Pacific FH Resort, LLC 1701 E. Highland, Suite 130 Phoenix, AZ 85016 602-248-8181 Property Location: 10825 N. Palisades Boulevard (APN's #176-14-560 and #176-14-561) Related Ordinance, Policy or Guiding Principle: 2010 General Plan Chapter 3 — Land Use Map — (Figure 11) Zoning Ordinance Section 2.01 —Amendments or Zone Changes Zoning Ordinance Chapter 19—Architectural Review Guidelines Zoning Ordinance Chapter 23— Planned Area Development (PAD) District Page 1 of 9 Daybreak P.A.D. P&Z Staff Report Subdivision Ordinance Article 5— Grading Standards Subdivision Ordinance Article 6— Landscaping Standards Staff Summary (background): SURROUNDING LAND USES AND ZONING: NORTH: Open space and Single Residence/OSR and R1-10 PUD SOUTH: Single Residence/ R1-18 PUD EAST: Open space and Single Residence/OSR and R1-10 PUD WEST: Attached condominiums/Crestview PAD INTRODUCTION: The request is to rezone the property from L-3 P.U.D. and OSR to Daybreak P.A.D. to allow development of an apartment complex. The current General Plan designation is for Lodging land uses. The proposed rezoning and associated development is not consistent with the current General Plan land use designation. As such, the request cannot be approved. The applicant has, however, filed an associated Minor General Plan Amendment requesting the property be designated Multi-Family/Medium. If that General Plan amendment is approved, the requested rezoning can be considered. This report is written based on an appropriate General Plan designation for the property. Section 23.06 of the Fountain Hills Zoning Ordinance (FHZO) establishes the requirements and standards for a P.A.D. application. Part of the approval of the P.A.D. zoning designation is approval of a Development Plan for the property. Section 23.06 C lists the following requirements for a Development Plan: • The town-approved version of the Site Plan submitted according to Subsection 23.07(B); • The master water, sewer, and drainage plans and the traffic analysis as required by Subsection 23.07(C); • The project narrative provided according to Subsection 2.04(C); and, • The phasing plan submitted according to Subsection 2.04(C) above. DEVELOPMENT PLAN: Rezoning Request The essence of the request is to change the zoning from the existing zoning allowing for the development of a hotel and conference center (L-3 P.U.D.) to one that will allow the development of an apartment complex (Daybreak P.A.D). The proposed development will consist of three parts or parcels: • Lot 1A: Designated MFU — Multifamily Unrestricted. This area will have up to 270 garden-apartments with a mix of 1-, 2-, and 3-bedroom units, without age restrictions. • Lot 1B: Designated MFR— Multifamily Restricted. The area will have up to 130 units for residents aged 55 and older in studio, 1-, and 2-bedroom units. The units will be split between one large building and five smaller buildings with townhome-like units. Living assistance is allowed. • Tract A: Designated OSR—Open Space Recreation. This approximately 36 acre area covers essentially the same area currently zoned OSR and provides protection from future development of the steeply sloped areas remaining on the property. It will include the main entry drive and a walking trail around the MFU portion of the property. The proposed development includes up to 400 dwelling units on this 59.79-acre parcel for an overall density of 6.7 units per acre. This development density is consistent with the requested General Plan designation of MF!M. Site Plan: Section 23.07 C of the FHZO states: Page 2 of 9 Daybreak P.A.D. P&Z Staff Report The P.A.D. zoning district may only be developed in accordance with an approved Site Plan prepared and approved according to Section 2.04 of this Zoning Ordinance. Full site plan approval is required prior to the review and issuance of a building permit for any part of the site development. The applicant can choose to either submit a fully developed site plan for review and approval through the public hearing process or submit a conceptual plan to explain the intent of the proposed development and then file for formal site plan approval at a later date. In this case, the applicant has filed a fairly detailed, although not totally complete site plan. Therefore, if the request is approved, there will be a need to follow up with a final site plan for staff approval prior to the approval of construction plans. The site plan shows two access points into the property from Palisades Boulevard, each designed to align with existing openings in the median. The southern driveway will be the primary entry point into the property and the only access (except for an emergency access point) into the MFR area. The central portion of the site along Palisades is designated for the restricted multi-residence use. This portion of the site is for residents 55 years old or older and shows five, one-story buildings (P, Q, R, T, & U) and one three-story apartment building (0). The center portion of Building 0 is only two-stories and includes a rooftop deck to break up the massing of the building. There is an amenity area between buildings R and T that contains a pool and other outdoor activities. The unrestricted multi-residence area wraps around the restricted area. This area includes 11 two- and three- story apartment buildings and a clubhouse amenity area. Also included in this area are four garages with apartments above. A walking trail has been provided around the outside of the development. Site plan review and approval also includes review of the elevations and building materials for each building. The applicant has submitted conceptual elevations of the main senior apartment building and the typical standard apartment building. Ultimately, we will need full elevations of all building types and a complete description of the proposed materials. When a final site plan is submitted, it will be reviewed against Chapter 19 of the FHZO. Some current areas of concern that will need to be addressed in a final site plan include: • Creating a more pedestrian oriented environment consistent with the requirements of Sec. 19.03 B. • Leveling large areas, not using natural contours as required by Sec. 19.03 D. • Concealing of utility equip as required by Sec. 19.04 F. • Encouraging pedestrian use as described in Sec. 19.05 B. • Provide information on walls, signage and lighting as required by Sections 19.05 E, G, & H. • Provide the detail on colors and materials to demonstrate compliance with Sec. 19.06. Master Water, Sewer, and Drainage Plans: The master water, sewer and drainage plans have been submitted and reviewed by the Town Engineer. Details no these plans will continue to be addressed through the platting and construction document phases of development. Traffic Analysis A traffic analysis was performed by CivTech. This analysis determined the development could generate approximately 2,500 vehicle trips per day. It found that the proposed driveway locations should function well and that they did not warrant the installation of any traffic signals. The report supports the design as shown on the site plan. Project Narrative Page 3 of 9 Daybreak P.A.D. P&Z Staff Report The Project Narrative provides a complete overview of the proposed development. In particular, Section III of the Narrative establishes the specific uses allowed in each of the three areas as well as the development standards to be applied to Daybreak P.A.D. It is also specified that all requirements of the Fountain Hill Zoning Ordinance will apply except as amended in this section of the P.A.D. Project Narrative. Code Modifications Requested Parking: The applicant is requesting deviations to the Town's required parking provisions as illustrated in this table: Dwelling Type Fountain Hills Request for MFU Studio 1.50 _ 1.30 1 Bedroom 1.50 1.50 2 Bedroom 2.00 1.70 3 Bedroom 2.00 2.00 Guest 0.25 0.10 By the FHZO, 563 parking spaces are required for the unrestricted apartments and 481 are provided. The requested parking ratio is more than what would be required in either Phoenix or Scottsdale, but less than what would be required in Mesa. With 270 apartment units, there should be sufficient parking for tenants, but they may have a challenge providing guest parking. Given the isolated nature of this property, if there is an issue with insufficient parking, it is unlikely surrounding properties will be affected. Fountain Hills does not have a specific parking standard for senior housing. It is generally agreed that senior housing does not need as much parking as other housing types. The applicant is proposing one space per 1 and 2 bedroom units and 0.70 per studio unit. The studio unit parking standard is for"specialty care" uses on the site. At this time, the applicant is not providing this type of use. The preliminary site plan is for 130 units and 130 parking spaces are provided. Fifty of the spaces are in 2-car garages for the "townhome" portion of the site leaving 76 parking spaces for the 105 units in the apartment building. Staff has some concern for this distribution of parking spaces and believes there should be more parking available for the apartment building. As active 55+ year olds, many of these individuals will likely still drive. Further, there will need to be spaces for guests and any staff working in the MFR portion of the property. There should be at least 105 parking spaces available for the apartment building. Cut and Fill: The site plan and development proposal are based on a significant modification to the current topography on the site. Exhibit 8 — Proposed Development Cut & Fills, page 13 of the Project Narrative, show areas with 30' cuts and areas with as much as 57' of fill. Town codes limit the amount of cut and fill to a maximum of 10' unless a waiver is approved by the Town Council. On page 12 of the Project Narrative the applicant lists the reasons for the requested deviation. Those are: • Provide safe access. The slope and curve on Palisades make access to this property challenging. The proposed driveway locations line up with existing median openings to allow for full turning movements and are in locations that meet sight distance requirements for turning movements. The applicant believes these are the safest locations on the property for the driveways and the Town Engineer agrees they are good places for the driveways. These locations, however, also require significant fill, up to 57'to provide for driveways that avoid steep grades. The previously approved resort hotel included driveway locations closer to the middle of the site where there would not be the need for significant cut and fill. There were, however, challenges with those previously approved locations — the southern drive would require a signalized intersection and the northern one would be right in and out only. Page 4 of 9 Daybreak P.A.D. P&Z Staff Report • Efficient development of buildings. The flattening of the hilltop will make it easier to build buildings in that location. The change in grade also facilitates construction of buildings into the side of the resulting slope such that some of the buildings are two-story from the uphill side and three-story from the downhill side. • Compliance with ADA. The MFR area at the top of the property will be restricted to residents who are 55+ years of age. The flattened hilltop will make it easier to comply with ADA access requirements. Another benefit of the significant cut to the property is to maintain views for residents to the west. Rather than having the new buildings up on the top of the existing hill and further intrude into the views, by cutting the hill top 30', a 40' tall building will minimally impact the views. The cut and fill slope opinion report contained as Addendum D to the Project Narrative was performed by Copper State Engineering. Their report relies heavily on work done by Western Technologies in 1999 and 2005. The testing done by Western Technologies was just to a depth of 10'. The current applicant is planning to cut the top of the hill by 30'. The types of soils that will be encountered are unknown, but will likely be rock. The developer will be required to provide a detailed soils report as part of the building permit process. Slopes: Section 6.03 of the Subdivision Regulations establish the maximum un-retained cut and fill slopes at 3' of horizontal run for each 1' of vertical climb (3:1). The applicant is asking for a waiver to allow cut slopes to be 1.5:1 and fill slopes at 2:1. The areas where these will occur is limited. The Town Engineer has communicated his acceptance of these deviations. Landscaping: The applicant is asking for a waiver from the landscape requirements of Chapter 6 of the Subdivision regulations to allow for some areas with accent natural turf areas Palisades and the amenity areas. Phasing The Phasing Plan is contained in Section VI of the Project Narrative. The first phase of development will be the MFU portion of the property. Phase 2 will be the senior living portion of the property with work on that phase to begin approximately one year after the initial construction begins. Staff Analysis General Plan If the request for the Minor General Plan amendment is approved, the request for a P.A.D. for a multi-residence development under 10 units per acre would be consistent with the Land Use designation for the property. There is more to conformance with the General Plan than just the Land Use Plan Map. On pages 19 and 20 of the Project Narrative the applicant provides a review of the project compared to the General Plan Goals and Objectives. In staff's review of the proposal against the General Plan, we noted the following key points: • Page 1, Mission Statement. The mission statement includes phrases such as "...community where the conservation and preservation of the natural heritage and visual beauty of the surrounding desert are maintained" and "...where the natural environment is preserved and protected, and where diverse housing is supplied in beautiful developments." The proposed development does add to the diversity of the housing options in the Town, but staff has concerns about the impact of the proposal due to the degree of proposed cut and fill. • Page 34, Land Use Goal 5: Protect and preserve existing neighborhoods form incompatible adjacent vid land uses. Page 5 of 9 Daybreak P.A.D. P&Z Staff Report There are two specific objectives under this goal that relate to this request. o Page 34, Objective 5.2: The Town should continue to preserve open space and natural washes as buffers between and within zoning districts o Page 34, Objective 5.6: The Town should support proposed lodging sites planned with expansive open-space buffers from adjacent residential uses. Sites should have direct access or proximate access to arterial roadway corridors and should be located on land presently zoned within a lodging, or residential district. These sites are to be developed in a highly sensitive manner relative to existing land forms, wash areas, vegetation and other environmental constraints. The proposed development includes a fairly significant open space buffer around the borders as does the contiguous development to the north. These large buffers allow for the transition in use from less dense to more dense residential uses. As a general statement, the proposed use is compatible with the adjacent neighborhood residential neighborhood. However, this site is currently designated for Lodging both through the current General Plan designation and the existing zoning. The approved site plan for the site also preserves the washes and uses them as a buffer to the adjacent residential development. If this site is lost as a location for a lodging use, there are few other sites in the Town that could take its place. • Page 35, Goal 6: Continue to preserve open space and maintain strict guidelines for the conservation of natural resources One objective under this goal also relates to this request. o Page 35, Objective 6.1: The Town should continue to preserve steeply sloping hillsides, wash areas and tracts of contiguous open space. The applicant points out they are maintaining approximately 80% of the site as open space. On page 10 of the Project Narrative the applicant points out they are allowed a disturbance area of up to 40.5 acres but are disturbing only 26 acres. Of that 26 acres that will be disturbed, nearly Y2 will remain as open space. While this sounds good and is a step in the right direction, it misses the portions of the General Plan Goal and Objective to preserve the existing topographical features. The applicant has pointed to other examples, primarily Firerock Parcel B where extensive modifications were made to the existing topography to allow for development. While there have been situations where this has occurred, they should not overrule the goals and objectives established in the Plan unless necessary. • Page 40, Land Use Guidelines, Multi-Family/Medium Density: Multi-Family/Medium Density Residential will be particularly encouraged as transitional projects between existing developed residential and commercial areas. Projects proposed for these transitional zones should be developed with exceptional design, enhanced site amenities, extensive landscaped setbacks from collector roadway corridors and controlled access to the arterial roadway corridor. This property is not located between existing residential and commercial development. The property to the west across Palisades has the Multi-Family/Medium land use designation and it is between existing residential and commercial development. While the design of the project is attractive, staff would not characterize it as exceptional or that the site amenities are enhanced. Landscaping in the setbacks should exceed the minimum landscaping required by the Subdivision Ordinance. However a waiver from meeting the minimum requirements is being requested. • Page 47, Growth Areas Goal 3: Encourage the development of a variety of housing types. One objective under this goal also relates to this request. (lc Page 6 of 9 Daybreak P.A.D. P&Z Staff Report o Page 47, Objective 3.1: The Town should encourage creative solutions for topographically challenging sites. The applicant states they have addressed this goal and associated objective by providing multi-resident housing and doing so in a creative way on this challenging site. They have thoughtfully placed the structures on the preliminary site plan to provide views to the surrounding hills. They also believe their degree of leveling the site has allowed for better views by the property owners to the west and will reduce the use of retaining walls on the property. Despite these efforts, staff believes there are other creative solutions that could be employed on the site that would maintain more of the natural topography. Staff analysis is that the proposal is consistent with some aspects of the General Plan, but fails to address all of them. Of particular importance are the impacts on the natural terrain and the loss of a location for a lodging use. Once changes of this magnitude are made, they cannot be restored. Rezoning The rezoning request has met the technical requirements of the FHZO for consideration. Staff is supportive of most of the requested P.A.D. standards, but has concerns with the parking for the senior living portion of the property; more spaces should be made available for the residents of the apartment building. The site plan submitted with the application is preliminary. A final site plan will need to be submitted for review and approval by the Development Services Director prior to obtaining a building permit. Items that will need to be addressed in the final site plan include: • All buildings must be set back at least 25' from the property line or the height of the building, whichever is greater. Buildings A and B do not meet this requirement. • Provide greater connectivity from the trail around the MFU area into apartment area. • Provide a pedestrian connection from Building Q to the amenity area. • Improved pedestrian connectivity from the northern apartment buildings (A, B, C, D, E, & G) to the amenity area. • Upgrade the design and amenities to meet the General Plan requirement for exceptional design and enhanced amenities. • Provide extensive landscaping in the setback along Palisades that exceeds the minimum requirements Risk Analysis (options or alternatives with implications): Approval of the Daybreak P.A.D. (ORD 19-03) will rezone the 59.79 acre property from the current L-3 P.U.D and OSR zoning district designations and allow development in accordance with the adopted Daybreak P.A.D. Development Plan. Approval of this rezoning is, however, contingent upon approval of the Minor General Plan Amendment. If the Minor General Plan Amendment is denied, the Daybreak PAD must also be denied. Should the Commission determine the requested Minor General Plan amendment is supportable, but is not satisfied that the proposed rezoning is appropriate for the property, the Commission could continue the case to allow the applicant to consider modifications. Approval of the P.A.D. zoning will include approval of the preliminary site plan for the property. A final site plan would have to be submitted for approval by the Development Services Director prior to approval of a building permit. Fiscal Impact(initial and ongoing costs; budget status): Staff Recommendation(s): This request cannot be considered for approval without approval of the Minor General Plan Amendment. Page 7 of 9 Daybreak P.A.D. P&Z Staff Report Should the Commission recommend approval of the Minor General Plan amendment, consideration can be given to the request for the P.A.D. Given the issues raised in this report regarding the consistency of the proposed plan with some elements of the General Plan, a continuance may be appropriate with encouragement by the Commission for the applicant to consider and propose an alternate design that is more sensitive to the natural terrain, removes the age restricted component of the plan, and provides a higher level of amenities to attract young professionals and families. Finally, should the Commission vote to recommend approval of the Minor General Plan amendment, and find that the proposed rezoning and associated development plan are conforming to the General Plan and the standards of the Zoning Ordinance and vote to recommend approval to the Town Council, staff would recommend including the following stipulations regarding modifications to be made to the preliminary site plan: 1. Ensure compliance with the Daybreak Development Plan approved with this P.A.D, except as modified below. 2. Ensure compliance with all of the Town's adopted codes, requirements, standards and regulations, except as specifically stated in the Daybreak PAD Development Plan, except as modified below. 3. Amend the Development Plan and submit for review and acceptance by the Development Services Director prior to submission of a building permit a revised site plan meeting the requirements of Section 2.04 of the Zoning Ordinance which include the following: a. Cause all buildings to be set back at least 25' from the property line or the height of the building, whichever is greater. Buildings A and B do not currently meet this requirement. b. Provide greater connectivity from the trail around the MFU area into apartment area. c. Provide a pedestrian connection from Building Q to the amenity area. d. Improve pedestrian connectivity from the northern apartment buildings (A, B, C, D, E, & G)to the amenity area. e. Upgrade the design and amenities to meet the General Plan requirement for exceptional design and enhanced amenities. f. Provide extensive landscaping along Palisades Boulevard that exceeds the minimum requirements set forth in the Subdivision Ordinance. The applicant has stated his willingness to meet all of these conditions. SUGGESTED MOTION: TO BE PROVIDED: Staff will assist the Commission in drafting a motion following input at the public hearing, discussion by the Commission, and action on the Minor General Plan amendment. Attachment(s): 1. Vicinity Map 2. Application 3. General Plan Land Use Plan Map 4. Existing Zoning 5. Project Narrative 6. Draft Ordinance #19-03 7. Miscellaneous comments from citizens Page8of9 Daybreak P.A.D. P&Z Staff Report Finally, should the Commission vote to recommend approval of the Minor General Plan amendment, and find that the proposed rezoning and associated development plan are conforming to the General Plan and the , standards of the Zoning Ordinance and vote to recommend approval to the Town Council, staff would recommend including the following stipulations regarding modifications to be made to the preliminary site plan: 1. Ensure compliance with the Daybreak Development Plan approved with this P.A.D, except as modified below. 2. Ensure compliance with all of the Town's adopted codes, requirements, standards and regulations, except as specifically stated in the Daybreak PAD Development Plan, except as modified below. 3. Amend the Development Plan and submit for review and acceptance by the Development Services Director prior to submission of a building permit a revised site plan meeting the requirements of Section 2.04 of the Zoning Ordinance which include the following: a. Cause all buildings to be set back at least 25'from the property line or the height of the building, whichever is greater. Buildings A and B do not currently meet this requirement. b. Provide greater connectivity from the trail around the MFU area into apartment area. c. Provide a pedestrian connection from Building Q to the amenity area. d. Improve pedestrian connectivity from the northern apartment buildings (A, B, C, D, E, &G)to the amenity area. e. Upgrade the design and amenities to meet the General Plan requirement for exceptional design and enhanced amenities. f. Provide extensive landscaping along Palisades Boulevard that exceeds the minimum requirements set forth in the Subdivision Ordinance. The applicant has stated his willingness to meet all of these conditions. SUGGESTED MOTION: TO BE PROVIDED: Staff will assist the Commission in drafting a motion following input at the public hearing, discussion by the Commission, and action on the Minor General Plan amendment. Attachment(s): 1. Vicinity Map 2. Application 3. General Plan Land Use Plan Map 4. Existing Zoning 5. Project Narrative 6. Draft Ordinance #19-03 7. Miscellaneous comments from citizens Submitted by: ' 9.--- ` 7/25/19 In D. Wesley, Development Se ices Director Date ...4) Page 8 of 8 ,M (OW 46 .,... 113 1111 L • VI o_ 0;tr3 if 3 0 • m a E 3 a �° 'Ir h Vl W 'C CD VD EL-ra 3 O O • 0 y t' • (� CC fO `� n Ti, m 0 • Q U 0 eL F v = v ro a s hill fluiD ` i k'*,°y..,..,,. G Ch S Z Q _iv 4.14 7 coI r c'� a �. ►„ o` CD �4101 vi CO \ O N N cfi d 4 4A. 2 r,. •L.) a Creat�M'vr a: .:y erste,urnuriDiv 4, 4 Nskyline Of m 3 u Vie" J ,gyp. �3 N i.i' 6 er `�� ,N.�" ri; DO Not write in this ce—official use only f. Filing Date lok;?l 17 d Accepted By f',IwlbD piw! - P Fee Accepted 4-3o0. -a-tt III Case Manager 12-27-18P03 : 00 RCVD The Town of Fountain Hills PLANNING & ZONING DEPARTMENT - APPLICATION Abandonment(Plat or Condominium) Appeal of Administrator's Interpretation Area Specific Plan&Amendments Concept Plan Condominium Plat Cut/Fill Waiver Development Agreement HPE Change or Abandonment General Plan Amendment Ordinance (Text Amendment) Planned Unit Development Preliminary/ Final Plat Replat(Lot joins, lot splits, lot line adjustments) Rezoning (Map) Special Use Permit&Amendments Site Plan Review (vehicles sales) Temporary Use Permit(Median Fee,if applicable) Variance X Other PROJECT NAME / NATURE OF PROJECT: DAYBREAK-P.A.D.rezone of Fountain Hills Resort property /01254r i'2�(i I"`/' LEGAL DESCRIPTION: Plat Name Fountain Hills Resort Final Plat Block Lot Lot I PROPERTY ADDRESS: Vacant Land PARCEL SIZE(Acres) 23.04 ASSESSOR PARCEL NUMBER 176-14-560 NUMBER OF UNITS PROPOSED 270 MFU,130 MFR TRACTS �••r EXISTING ZONING L-3 P.U.D. PROPOSED ZONING P.A.D. Applicant Mrs. Hilltop Vista Properties LLC (Jeremy Hall) Day Phone 602.421.5848 Mr. Ms. Address: 4515 E.Palo Verde Drive City: Phoenix State: AZ Zip: 85018 Email: JGH@phxinterests.com Owner Mrs. Pacific FH Resort LLC Day Phone 602.248.8181 Mr. Ms. Address: 1701 E.Highland,Suite 310 City: Phoenix State: AZ Zip: 8.5016 If application is being submitted a than the owner of the property under consideration,the section below [L i t be cvmpleteal. SIGNATURE OF OWNER by Hilltop Vista Properties LLC Attorney-In-Fact DATE 12/27/18 I HEREBY AUTHORIZE Hillto Vista Properties LLC (Jeremy Hall,manager) TO FILE THIS APPLICATION. Please Print Su cribed a d sworn efore n is Qq_ day of 14'lae�" ,20 I Q . 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Flood _ 'hat is Nr►4° Fsre Fountain Hills,Arizona (,,, Z2018-10 M#9396 DAYBREAK PAD 10825 N Palisades Blvd 3rd Submittal 05/15/2019 Table of Contents Page I. Introduction 3 A. The Property 3 B. The Owner 6 C. The Applicant 6 D. The Managers 6 E. The Development Team 7 II. Project Narrative 8 A. Land Use 8 B. Parking Waiver 9 C. Signage Waiver 10 D. Reduced Disturbance 10 E. Cut&Fill Waiver 12 F. Ingress&Egress Approval 14 III. Development Standards 15 IV. Site Development Concept Objectives 19 A. Conformance with General Plan&P.A.D.Standards 19 B. Architectural Concepts(Perspective Renderings, Elevations&Sections) 22 C. Orderly Transition Concepts 31 i. Open Space 31 ii. Disruption to Neighbors 31 iii. Land Use Compatibility 35 D. Design Philosophy&Environmental Quality 35 E. Landscape Plan 37 V. Community Facilities Impact 41 A. Traffic 41 B. Public Services 42 C. Environment&Sustainability 43 D. Commerce 43 VI. Phasing Plan 44 VII. Addendum 46 A. Plat B. Circulation Plan C. Master Grading Plan D. Copper State Engineering Cut&Fill Slope Opinion E. Master Drainage Plan F. Master Water Plan G. Master Sewer Plan H. Utility Company Letters I. Traffic Analysis J. Power of Attorney DAYBREAK-Planned Area Development 2 K. Title Report Exhibits 1. Proximity Map 3 2. Assessor's Map 4 3. Aerial View 4 4. Site Plan 5 5. Zoning Classifications Before&After 8 6. Slope Analysis 11 7. Existing Unretained Slopes in Excess of 3:1 12 8. Proposed Development Cuts&Fills 13 9. Site Ingress&Egress 14 10. Project Rendering from Shea Blvd 23 11. Project Rendering from Palisades Blvd 24 12. MFR Main Building Elevations 25 13. MFU Typical Building Elevations 26 14. Site Section 30 15. Conference Hotel Plan vs Multifamily Plan Visual Comparison 32 16. View from Summit at Crestview 34 17. View from Westridge Village 34 18. Landscape Plan 38 410, 19. Resort-Style Living Amenity Areas 40 20. Emergency Response 5-Minute Polygon Map 42 Full size architectural and engineering drawings provided under separate cover. S DAYBREAK-Planned Area Development 3 -.or I. Introduction A. The Property Exhibit 1—Proximity Map e,4"aram a a NM= a f��f �"f41111.111.11 ■ • ryr �' ,�'"^h:,,wt k; t'x` tii ° �a.'r�.ra M lr 1�' . • r "1.r,Y�n x `� • tY_,'I=KY \`a .` s,f.f 0 'y,. .- i r T t Y ry� .; lit_ ""h r '''."-- + » R!°,r_"Y * * k',,,,-.,,, +.' �'r , '�,,:':, ` .8t 7 , >,s '. 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A., 1.a .,,:(,,,..),, ...---4404.-__ L 1 We DAYBREAK—Planned Area Development 4 Exhibit 2—Assessor's Map The Property is 59.79 acres, more or less,at the northeast corner of East Shea Boulevard and North Palisades Boulevard being Lot 1 and Tract A, Fountain Hills Resort Final Plat,According to Book 597, page 42, Records of Maricopa ; County,Arizona. , Lot 1-Y3.0444-acres Tract A(36.75 acres)is zoned OSR � and no change to the land use category is proposed. A short driveway entrance, utilities and drainage improvements with ; 59 79+t=~acres access to Palisades will occupy a portion on the west side of the OSR area. Tract A-36.7S f.acres Lot 1(23.04 acres) is zoned P.U.D. for a large conference hotel and is proposed to be down zoned to multifamily with this P.A.D. application. Exhibit 3-Aerial View r,-.. ...,,� ,Lws•Mm. i...i„, 4'. e�.f - •_ ""t- ,� t , 5 Exhibit 4— Site Plan DAYbKr AK k / r NV.CORNfROFrALSADE.S 6,31-trA::.......( 4'�• SITE PLAN ? ; 1111d i;5 ��.1-914., '•. . ____ e _..,...,,.......i ....,,,,,,,... ,/,..„,,,_ .. ,,„ ., \, •,. , \ \Ns\ \ a if ... s . Ask:\ -.., . iIIII .tip l/ ii4'` b- , ... � 44f.''' '.. ' "I' +4 14 f-if ?„,a i. . 9 ...1)- .'.. 44Z3;;••:-`--/N ' - - 4 AS' 71 ..'"'-=-.'4..h• i' .• 7' "" 9 A. • , . co . 411., i. ‘.f. o.ic N-'6 II , ‘,., ,. Q ,,. .Locc 4 .,,, , tf rf. r 7rrJv O art 1 . � 'i L 4A), � il \\r\\''....\-::\'''''''\\. .1.% k. r s T` a rit.L% .,,� Y moo: / 'ram '.arr rr f i+l - ,sv ‘4y7/ j 7MiM „( )---- ,r:::-l---/"."--------..f — -----,., Full size Site Plan at 1:100 scale is provided under separate cover DAYBREAK—Planned Area Development 6 B. The Owner Pacific FH Resort, LLC, a Delaware limited liabilty company 1701 E. Highland, Suite 310 Phoenix, AZ 85016 Tony Feiter, Contact Telephone: 602.248.8181 Email: tony@levineinvestments.com C. The Applicant Hilltop Vista Properties, LLC, an Arizona limited liability company 14550 North Frank Lloyd Wright Boulevard, Suite 100 Scottsdale, Arizona 85260 Jeremy Hall, Manager Neil Ginsberg, Manager Telephone: 602.421.5848 Telephone: 602.469.8109 Email: jgh@phxinterests.com Email: nginsberg@pd-Ilc.com The Applicant has authority to submit this P.A.D. application through a Limited Power of Attorney granted by the owner of the Property, Pacific FH Resort, LLC. A copy is included in the Addendum. D. The Managers Jeremy Hall has been active in real estate development for over 30 years. He worked for MCO Properties, the master developer of Fountain Hills, for 18 years and was the company president for last twelve years. Mr. Hall has worked exclusively in real estate planning, development, finance and management of commercial and residential properties throughout the southwestern U.S. and Puerto Rico throughout his career and is experienced at hillside development. His past Fountain Hills projects include Adero Canyon, Eagles Nest, FireRock Country Club and SunRidge Canyon. He is a licensed real estate broker in Arizona and former MAI member of The Appraisal Institute. Neil Ginsberg has been active in real estate development and brokerage for over 30 years. He is the founder of Pinnacle Diversified and its related companies, a real estate development and syndication company with 60+ projects including 4 diamond resorts (including the Copperwynd Resort& Spa in Fountain Hills), millions of square feet of commercial and industrial buildings, senior living projects and over 10,000 apartments. He is the co-founder of Dynamic Water Technologies, a company exclusively distributing a patented technology for an environmentally- friendly and sustainable,electro-chemical water treatment process that saves millions of gallons of water and virtually eliminates the use of hazardous chemicals in certain water treatment applications. Previously, Mr. Ginsberg was the CEO of NAI Horizon in Phoenix, a commercial real estate brokerage and management company. I DAYBREAK-Planned Area Development I 7 The Development Team "" • Beus Gilbert(Land Use Attorney) 701 North 44t''Street, Phoenix,Arizona 85004 Contact: Paul Gilbert,esq. Telephone: 480.429.3000 Email: pgilbert@beusgilbert.com • David Suson,esq. (Contracts and Transactions) 109 Cherrywood, Bellaire,Texas 77401 Telephone: 713.560.2374 Email: dsuson@yahoo.com • LD Team(Civil Engineering) 3420 East Shea Boulevard, Phoenix,Arizona 85028 .....lig 04 Contact: Jonathon Stansel,P.E. Telephone: 602.396.5700 Email: jstansel@ld-team.com • Whitneybell Perry(Architecture) 1102 E Missouri Avenue, Phoenix,Arizona 85014 Contact: Mike Perry,AIA Telephone:602.265.1891 Email: mike@whitnevbellperry.com • Survey Innovation Group(Plat&Survey) 22425 North 16th Street,Suite 1, Phoenix,Arizona 85024 Contact: Jason Segneri Telephone: 480.922.0780 Email: iason@sigsurveyaz.com • CivTech Inc.(Traffic Engineering) 10605 North Hayden Road,Suite 140,Scottsdale,AZ 85260-5595 Contact: Joseph Spadafino, P.E., PTOE, PTP Telephone: 480.659.4250 Email: ipadafino@civtech.com • Western Technologies,Inc.(Environmental) 3737 East Broadway Road, Phoenix,Arizona 85040 Contact: Steven Smelser, R.G. Telephone: 602.437.3737 ext. 112 Email: s.smelser@wt-us.com • Paleo West Archaeology(Cultural Resources) 319 East Palm Lane, Phoenix,Arizona 85004 Contact: Chris North Telephone: 602.363.7451 Email: cnorth@paleowest.com DAYBREAK-Planned Area Development 8 "'' II. Project Narrative This is a request to change the existing land use with respect to 59.79 acres from the existing L-3 P.U.D.fora mixed-use 233-room, 5-story conference hotel and 36 2-story residences and OSR to a P.A.D. for up to 400 multifamily residential dwellings and related amenities being a mixture of 1-, 2-and 3-story buildings and recreational open space. A. Land Use Reclassification of land uses resulting in two separately platted lots and one tract within the Property: Lot 1A: MFU - Multifamily Unrestricted - Up to a 270-unit garden-apartment multifamily community with a mixture of studio, 1-, 2-and 3-bedroom units. Lot 1B: MFR - Multifamily Restricted - Up to a 130-unit multifamily and townhome community restricted for residents aged 55 and older with a mixture of studio, 1-and 2-bedroom units. living assistance is allowed but not intended at present. Tract A: Recreational open space with all permitted uses and restrictions pursuant to the OSR zoning designation in the Fountain Hills Zoning Ordinance. The Property may include amenities customarily ancillary to these primary uses including garage & covered parking; clubhouses; lounges; fitness facilities; barbeques; private dining facilities;fire pits;vending facilities;community patios with cabanas;gardens;and recreation facilities such as swimming pools, sport courts, putting greens, etc. Exhibit 3 identifies current and proposed land uses of the Property as well as surrounding uses within 300 feet of the property. Exhibit 5-Zoning Classifications Before and After Existing &Surrounding Land Use Proposed Land Use of the Property a ,R1i3flJD, r rf' .' 143 t'.V.y. rt P 'w ,. rJrS' r .'�NNN7.. .� L 3 t ttt444 b , yam. .4 i.. 4r1 S U MS. I 1 4+1 j , . )P1 4. P.D 05-B3 Obi 04 OW I 1 MA i ar.' .14 .,) �� CAR I• Tract A i •4 1, � ' �� DAYBREAK—Planned Area Development 4 B. Parking Waiver MFU may have parking ratios below the typical Fountain Hills standards,which are higher than needed for the Project. This is necessary to accommodate sloped site conditions and to optimize land area for open space and impervious coverage. The ITE Parking Generation, 4th Edition, documents the demand for parking spaces based upon the land use through actual parking demand studies. The parking rates published in the manual for ITE land use code "221a — Low/Mid-Rise Apartment (suburban)" is 1.23 spaces per dwelling unit. For MFR parking, Fountain Hills has not codified parking standards for age-restricted multifamily residential at this time. The standard demand published by ITE for land use code "252 Senior Adult Housing — Attached" is 0.59 spaces per dwelling unit. Van transportation is furnished by property management as a service to residents,so few have private vehicles. We consulted the Phoenix and Scottsdale zoning regulations as an additional guide to validate our parking demand estimates. The P.A.D. parking standards shall meet or exceed in each category the ITE standard and the minimum Phoenix and Scottsdale standards thereby ensuring parking within the P.A.D. will be adequate. Minimum Parking Ratios for MFU Area millr MFU Minimum Dwelling Type Phoenix(1) Scottsdale121 Fountain Hills ITE Parking Ratio Studio 1.30 1.25 1.50 1.30 1 Bedroom 1.50 1.30 1.50 -- 1.50 2 Bedroom 1.50 1.70 2.00 -- 1.70 3 Bedroom 2.00 1.90 2.00 -- 2.00 Other/Guest none none 0.25 -- 0.10 Minimum Parking Ratios for MFR Area MFR Minimum Dwelling Type Phoenixol Scottsdale(2) Fountain Hills ITE Parking Ratio Independent Living(1/2 BR) 1.00 1.25 NA -- 1.00/unit Specialized Care(Studio) 0.50 0.70 NA -- 0.70/unit Notes: (1) Section"702 Off-Street Parking and Loading"of the Phoenix Zoning Ordinance. Guest parking is included so long as there are unreserved spaces equal to 0.5 for 1-and 2-bedroom units and 1.0 for 3-bedroom units. For adult living and assisted care, parking ratios equate to 0.5 per occupant and assumes 1 occupant/unit in the specialized care and 2 occupants/unit in the independent living. (2) Per"Table 9.103.A Schedule of Parking Requirements"of Article IX of the Scottsdale Code of Ordinances. Adult living and specialized care is on a"per bed"basis. (3) Weighted averages for MFU is based upon the expected unit mix of 4%studios,30%1-bedrooms,60%2-bedrooms and 6%3- bedrooms. Weighted averages for MFR is based upon the expect unit mix of 77%independent living units and 23%specialized care units. This unit mix changed from the 12/27/18 submittal reducing the number of 3 bedroom units and adding studio units. Parking garages shall be allowed in MFU and MFR with a minimum depth of 20 feet. There shall be a front apron of no less than 4 feet from any drive aisle. DAYBREAK—Planned Area Development 10 Parking garages shall be allowed in MFU and MFR with a minimum depth of 20 feet. There shall be a front apron of no less than 4 feet from any drive aisle. C. INTENTIONALLY LEFT BLANK D. Reduced Disturbance and additional HPE Area Per Article 5 of the Subdivision Ordinance, the right of disturbance for the Property based • upon the existing natural grades is as follows: Slope Preservation Disturbance Developable Category Area(acres) Requirement Allowance Area(acres) 0%-5% 0.3630 0 100% 0.3630 5%-10% 3.1010 0 100% 3.1010 10%-15% 11.6210 0 100% 11.6210 15%-20% 12.6490 0 100% 12.6490 20%-25% 13.3300 60% 40% 5.3320 >25% 18.5940 60% 40% 7.4376 Total Developable Area(acres) 40.5036 As part of the P.A.D., the proposed improvements will disturb only about 26 acres. This is FAR LESS than the allowable disturbance of 40.5 acres per the Property's slope analysis. The total undisturbed area of approximately 33.8 acres will be placed into a Hillside Protection Easement as shown on the Plat in the Addendum. Of the 26 acres of disturbance, nearly % of that will be open space either enhanced with landscaping and common outdoor amenities or revegetated to return to its natural state. DAYBREAK-Planned Area Development 11 Exhibit 6—Slope Analysis DAYI5Kr A}_ NE CORNER or Pni.15nnE5 rbr1r°n ' SLC)rL_.ANAY515 f AN 11 i# LEGEND a� SLOPE PERCENTAGES O%TO 5% 5%TO 10% 10%TO 15% 15%TO 20% 20%TO 25% f > 25% r iNriii0 ' a 1 t . �' 1; ---------------- �i itA 9OULfVARD Slope Preservation Disturbance Developable Category Area(acres) Requirement Allowance Area(acres) 0%-5% 0.3630 0 100% 0.3630 5%-10% 3.1010 0 100% 3.1010 10%-15% 11.6210 0 100% 11.6210 15%-20% 12.6490 0 100% 12.6490 20%-25% 13.3300 60% 40% 5.3320 >25% 18.5940 60% 40% 7.4376 Total Developable Area(acres) 40.5036 Full size Exhibit is provided under separate cover DAYBREAK—Planned Area Development i L. E. Cut and Fill Waiver The Applicant will reduce the height of the crest of the hill, grade slopes and fill voids to allow for safe access, efficient development of buildings terraced on hillside grades and compliance with the Americans with Disabilities Act (ADA). As shown on Exhibit 6 the exceptions are requested for cuts and fills for the development of allowable uses, parking, sidewalks and signage for cuts up to 30 feet and fills up to 57 feet. The deepest fills are for drives at the southern and northern access points to the Property off Palisades Boulevard to facilitate the safest possible ingress and egress and to avoid steep road grades. Fills outside those areas will be no deeper than 30 feet. = J The maximum unretained cut slope shall brand fill slope shall be 1 horizontal to vertical). All exposed slopes will incorporate erosion mitigation measures,vegetation and will be reviewed by a third-party geotechnical engineer. These slopes are similar to existing unretained slopes in and around the Property. as shown below. Copper State Engineering has also opined on the slopes on the grading plan, their letter is included in the Addendum. Exhibit 7 - Existing Unretained Slopes in Excess of 3:1 �-�Y K .�} 33%to 50%or 3:1 to 2:1 • 7 A. mg 50%to67%or2:ttot.5:I \.. .st,i, 67%to 80%or 1,5:1 to 1.25'1 �, 80%to 100%or 1.25:1 to I:I / 100%to125%orI:1to1:1.25 125%to150%.or 1:1.25to1:1.5 -}4\ \1 11111 o . . Vt , \ „, an .�j ' a EXISTING CONTOUR5 AR.E 5 MOT INTERVALS 4: IN•m:NA /44y V i14 r 4114�_ s CUT elnro artlor VIM ti-sf° .lr rat + nu ewer" ee'a +� 4r cuT 1 ''' L LDTeam I ANDIILVLlOPMLNT 4 ,11,1; DAYBREAK-Planned Area Development 13 3 Exhibit 8—Proposed Development Cuts&Fills .�T,��a., DAY�R Al (w:Sa.�u.a rvi._c.c�hnr l:��l I,v>�f�aLS� tIcA ,,',a `�..'.. "MY41M nu*, ;, MIIIO""OA Rti CU'1-6,r1LLtlEAT MAP i a n"'y( v "1 ri w 1 d - r' ' / ' ' . 'fir T „� � ticu, LEGEND im FILL 56.00 a FILL 28.00 dUMl1v"�lQ,p/�n GY"fM1G 90.0 RCT . 0.00 CUT 26.00 a.10 '.aITV Ted NN.1...T ipt ttlf CUT 56.00 11111111b- Full size Exhibit is provided under separate cover , DAYBREAK—Planned Area Development 14 F. Ingress& Egress Approval Palisades provides two through lanes in each direction divided by a raised median. Per MCDOT's Major Roads and Street Plan(MSRP), Palisades Boulevard is classified as a minor arterial roadway. The design speed for the roadway is 45 mph and the posted speed limit is 45 mph. Typically,the posted speed limit would be 5 miles per hour less than the design speed. The Property shall be accessed from Palisades Boulevard at two entry points that align with existing median breaks on Palisades. The southern access will be located across from Valley Vista Drive and the northern access will be located across from a full-access driveway that serves a Salt River Project electrical power facility. These locations provide the safest conditions with minimal disruption to the public right of way. CivTech has recommended auxiliary right and left turn lanes on Palisades for each driveway at-tfte-Property-with a minimum queue capacity of 160 feet with approach-' tapers of 80 feet. Please refer to the Traffic Analysis by CivTech in the Addendum. Exhibit 9-Site Ingress&Egress IIIr•-• „... --,... „„yt,.,,„.4., ,,..„ . . ,,._ .— .4 .,. - . . -,„,.., , ,. V.,. -4. -:-.s".;•.1..) .1-.II. :iCk ..Z4IX414); ,,e,t, r, : ' , , ' %. '7.'' ''' .:-'.;*** - 14. ,ry ' 1; . -,$".....:;,.",•*"'..N,,-,.fh:.i.".-;7i.1r.„.1•.'?,,',,', f ,:,,4.w.'4., ;•\„,...,.,.,.,0},...,./7. • t 31..,..- **---.-.....•',„ , ....'t.-,,. ,;_ .!-:-..,,',,,a-...7.._0l,or44 11/aw •w /tf `4i;t*.:...I :!;,,;-4- .,-•..,... • .` ♦,r v nr # } .yg x"" Ir y - ,. tip K ^ aY 1 ,11 v is ` =Y •• R k; y rtto .,...,,..:, ..,, , .. . . , ,...... ":4. %.,-; C '''' .%,..,,, Oil}"' _ f t , ` ° 14, . .. ° 'Distance from Shed-700' r , ..--- - _ -, s • aV 3 e 1 I. ' ...ee,e.Lvd.. _.-""' yan 4 f s tiv, DAYBREAK—Planned Area Development 15 Ill. Development Standards All standards and requirements of the Fountain Hills Zoning Ordinance in effect at the time of application approval apply except as modified by the development standards contained in this section. MFU—Multifamily Unrestricted (16.1+/-acres) Permitted Uses All uses permitted in the R-5 multifamily Residential Zoning District as well as covered and garage parking; clubhouses; lounges; fitness facilities; barbeques; fire pits; vending facilities, community patios with cabanas; gardens; and recreation facilities such as swimming pools, spas, sport courts, putting greens, and similar facilities. Density,Area, Building &Yard Regulations Minimium Yard Setbacks Net/Gross Distance Distance Building Building Street Parcel Between Between Height(1) Length Front Side Side Rear Coveragel3l Buildings Garages 40' 200' 30' 10' 30' 10' 60%/30% 40' 14' Parking Parking Stalls Dwelling Type per Unit Studio 1.30 1 Bedroom 1.50 2 Bedroom 1.70 3 Bedroom 2.00 Other/Guest 0.10 Parking garages shall be allowed with a minimum depth of 20 feet. There shall be a front apron of no less than 4 feet from any drive aisle. Signage Monument signage compliant with Fountain Hills Code. DAYBREAK-Planned Area Development 16 Disturbance All allowable disturbance for the Permitted Uses shall consider the Property as a whole (i.e. MFU, MFR and OSR areas) in calculating allowable disturbance which shall be allocated ratably to the MFU area based upon acreage. Cuts& Fills Maximum Cut 30 feet Maximum Fill 57 feet Maximum Slope of Unretained Cut 1.5:1 Maximum Slope of Unretained Fill 2.0:1 Landscaping With limited exceptions around swimming pool areas, all plantings will conform to the approved plant list as provided in Chapter 6 of the Subdivision Ordinance in both plant types,mix and densities. Small accent natural turf areas will be allowed at entries, along Palisades and near amenity areas. MFR-Multifamily Restricted (6.9+/-acres) Permitted Uses All uses permitted in the R-5 multifamily Residential Zoning District with residential dwelling units restricted to residents aged 55 and older as well as covered and garage parking; clubhouses; lounges; fitness facilities; barbeques; restaurant and bar facilities; fire pits; vending facilities, community patios with cabanas; gardens; and recreation facilities such as swimming pools, spas, sport courts, putting greens, and similar facilities. Living assistance is allowed. Density,Area, Building &Yard Regulations Minimium Yard Setbacks Net/Gross Distance Building Building Street Parcel Between Height(1) Length(2) Front Side Side Rear Coverage Buildings 40' 600' 30' 10' 30' 10' 60%/30%(3) 40' Notes: (1) Building height measured from finished grade (2) The last approved conference hotel on the Property had a contiguous building length approved at 1,400 feet(+/-) (3) Net excludes the OSR Area,Gross Includes a ratable allocation of the OSR Area • DAYBREAK—Planned Area Development 17 Parking Parking Stalls Dwelling Type per Unit Studio 0.7 1&2 Bedroom 1.0 Parking garages shall be allowed with a minimum depth of 20 feet. There shall be a front apron of no less than 4 feet from any drive aisle. Signage Monument signage compliant with Fountain Hills Code. Disturbance All allowable disturbance for the Permitted Uses shall consider the Property as a whole (i.e. MFU, MFR and OSR areas) in calculating allowable disturbance which shall be allocated ratably to the MFR area based upon acreage. Cuts & Fills Maximum Cut 30 feet Maximum Fill 57 feet Maximum Slope of Unretained Cut 1.5:1 Maximum Slope of Unretained Fill 2.0:1 Landscaping With limited exceptions around swimming pool areas, all plantings will conform to the approved plant list as provided in Chapter 6 of the Subdivision Ordinance in both plant types, mix and densities. Small accent natural turf areas will be allowed at entries, along Palisades and near amenity areas. Tract A(36.8+/-acres) Permitted Uses Driveway, utilities, drainage, signage, and landscaping. DAYBREAK-Planned Area Development 18 Signage Monument signage compliant with Fountain Hills Code. Disturbance All allowable disturbance for the Permitted Uses shall consider the Property as a whole (i.e. MFU, MFR and OSR areas) in calculating allowable disturbance which shall be allocated ratably to the OSR area based upon acreage. Cuts& Fills Maximum Cut 30 feet Maximum Fill 57 feet Maximum Slope of Unretained Cut 1.5:1 Maximum Slope of Unretained Fill 2.0:1 Landscaping With limited exception of small accent natural turf areas at entries and along Palisades all plantings will conform to the approved plant list as provided in Chapter 6 of the Subdivision Ordinance in both plant types, mix and densities. 411 1110 DAYBREAK-Planned Area Development �C IV. Site Development Concept Objectives A. Conformance with General Plan & P.A.D.Standards Conformance with General Plan The mission statement of the current Fountain Hills General Plan states: Fountain Hills is committed to creating a Town that is attractive for small businesses, clean industry and village commerce, where the natural environment is preserved and protected, and where diverse housing is supplied in beautiful developments." To this end, the Town has established Goals and Objectives in chapters 3-9 of the General Plan, which includes considerations for residential, commercial and public lands as well as open space. The P.A.D. addresses compatibility with the relevant General Plan goals as follows: General Plan Reference Goal(Objective) P.A.D. Compatibility Chapter 3 Preserve existing neiborhoods from The Property is surrounded by residenial uses on Goal 5 incompatible adjacent land uses. all four sides. The proposed uses improve the compatibility by downzoning the property from a commercial use to a residential use with the design and scale of buildings more in keeping with the residential character of the neighborhood. Chapter 3 Preserve open space The proposed development shall have Goal 6 approximately 80% of the land area as open space. Chapter 4 Encourage the development of a The Property has challenging hillside Goal 3 variety of housing types including topography. The proposed development will creative solutions for topographically deploy creative planning principals of clustering challenging sites(3.1). density,sensitive building siting and product mix to use disturbed areas efficiently while preserving open space and appealing to a diverse resident base. Chapter 4 Promote developments that will The proposed development includes a landscape Goal 5 continue to provide small town plan with Palisades frontage landscaping that character and quality of life including complies with the Town Code for partially- all new housing provide streetside abutting areas planted with native plant landscaping complimentary to the material. native desert vegetation(5.8). Chapter 4 Encourage developments that The proposed development shall have over 35 Goal 6 preserve and protect natural acres of undisturbed native habitat, for more resources including setting asside than required by the Town Code,placed within a dedicated preservation areas(6.1). perpetual Hillside Protection Easement. DAYBREAK-Planned Area Development 20 Chapter 6 Provide and maintain an open space The Property is flanked by two major washes— Goal 1 network throughout the community one along the northeast property line and one including protecting natural washes along the south property line. The proposed within platted portions of the development will not disturb those areas and community as permanent natural place both within a perpetual Hillside desert open spaces(1.1). Preservation Easement. A drainage plan will include storm water runoff retention so as not to exceed historic flows within these washes. Chapter 7 Create safe and efficient patterns of The proposed development will hove two points Goal 1 circulation including secondary access of access located in the safest areas at existing points to all new development areas median breaks on Palisades Blvd. On-site (1.8). circulation has been designed to accommodate fire and emergency vehicles. Chapter 7 Provide for and encourage the use of The proposed development will contribute an 8- Goal 3 non-vehicular modes of circulation foot sidewalk along the Palisades Blvd.frontage. including provisions in developments for pedestrian paths where appropriate(3.1). Chapter 8 Reduce water usage The proposed development will utilize low water Goal 1 use landscaping and low flow plumbing fixtures. Chapter 9 Promote the continued vigilance and The proposed development shall preserve over Goal 1 guardianship of the natural desert 40%of the Property within a Hillside Protection including requiring Hillside Protection Easement. • Easements on all newly platted properties that are determined to be hillside(1.1). Chapter 9 Identify and preserve cultural and The Applicant engaged PaleoWest to perform a Goal 2 archaeological resources. Class I cultural resources investigation on the Property, and no archaeological sites were discovered. Development Plan Concurrent with the submission of this application, a Site Plan is being submitted in accordance with Subsection 23.07(B) of Chapter 23 of the Zoning Ordinance. (Exhibit 4) Number of Buildings per Lot Lot 1A(MFU)— 13 buildings. Lot 1B (MFR)—5 buildings. Streets, Utilities,Services and Public Facilities Please refer to the Site Plan and the conceptual master water, sewer and drainage plans. Except where noted in this P.A.D. Application, all facilities will comply with local, regional and national codes. There will be no public streets within the Property and uses shall be adequately parked on site. Fire and emergency access shall comply with regulations and water service shall be looped through the project. DAYBREAK-Planned Area Development C'I Utilities All private on-site distribution lines for utilities shall be installed underground. There is an existing above-ground electrical transmission line along the property perimeter belonging to SRP that serves other properties in the region and will remain as is. Landscaping With limited exceptions around swimming pool areas, all plantings will conform to the approved plant list as provided in Chapter 6 of the Subdivision Ordinance in both plant types, mix and densities. Small accent natural turf areas will be allowed at entries, along Palisades and near amenity areas. Retail Uses and Single Family Size and Use Restrictions Not Applicable r) DAYBREAK-Planned Area Development 22 B. Architectural Concept The objectives of the architectural expression are to reflect authenticity, high quality and reinforcement of the southwest environment,culture and history.Both the MFU and MFR product will be designed in Southwest Contemporary concepts with Praire-Style elements commensurate with sophisticated desert styles. In its proper forms, southwest contemporary architecture draws from the colors, textures, masses and geometry of ranch,prairie,pueblo and Spanish styles in a present day interpretation,and fundamental elements of those styles can be found in the interpretation. Southwest Contemporary and Prairie-Style elements that are driving the project vision are • Solid,grounded massing with strong rectilinear forms • Purpose-driven design without the ornamentaion of classic european styles • Varied roof geometry including flat and low-pitched roofs with broad eaves • Colors and textures that mimic the natural surroundings, • Simple natural building materials of plaster (stucco), wood, brick or • stone • Windows, balcony railings and building masses that reinforce strong horizontal geometry including clerestory windows (a band of high, narrow windows) Prairie style architecture was integral in defining uniquely American designs and craftsmanship of the Midwest and, through Frank Lloyd Wright, is having historic design influence in Arizona. The MFR product will occupy the flattened crest of the hill where grades are best suited to age-restricted residents. The MFU product will terrace around the natural slopes thereby preserving views and adding "movement" to the otherwise regimented siting of buildings often found in other apartment communities. In some areas buildings themselves will retain and/or conceal retained slopes to avoid exposed cuts and the appearance of an abundance of free-standing retaining walls. Colors are intended to be muted earth tones to blend with the natural desert. Site design goals are as follows: The combined effects of architectural style, site design, concealed retaining walls and muted desert colors will create an inconspicuous and organic sense of belonging between the built and natural environment and appear as a "softer touch" on the natural landscape. The pages following present architectural concept designs for the Property. 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'�J' { ": ,xi t 4 4t ilk" -R try , ill , mi'�E r4. .to i I ,} r e ' i'tl � // i DAYBREAK—Planned Area Development ''V C'' °. t 4 iL4. . -, tii ,. 24 ({j ,• pt7.:fp.. -'4 It At4111t 04, ,r(((ny� ti r 1r+"y f✓r.,. 1 t a , ''�1.'. f !* 4 A.�f� 1� '.,i. ‘s4.444 C >r `17+ rp?, .,,-. . ; .„.....4 .0 ,. __....,,. .,[ 11 I., r s, 'ter, t , v.,..• .,. - . • , L 0 i: e,,,,, ii,, . / �f \ ,-,'•••-,1-•A•t'''':' 4-..-•— . --. i ' t`t , I ..., ,$) i .,• • .• ,..riri ,a a 0. ,,, k. .r_.Ar • luit 4 . _ ;•1yafl r ,k r 7 y X' '''' ""''-' 'i ' i 'el is 1 ,., mos, ..,•=1''N,It'N, . ',.4,4 .. '' `ss.y..+ y / i CI ` '� .U. M 7r ('L3r:w i •�'• *• i 1� 'g 7 . 'y' t ,pa.,; ' U. 0 ,. t � r' ,• ;.t .fry fly , 14 ll WC a l E . 1 � '7" f'. ' tt fi U. C �� T � .'S !��', JV . aid 4•• + ► +f � r, � fr c y I4, a � n f. ..„ n al°: IQ r, «.� x a 'A{1a r r t d-��t� ;�'''�' ' • , 1 " " zFw it �. •' k �i. :�i 1Ae f r- ii•f, r',r ,. .a 1, 4�.Rt1 ,' k ,., •'- { •1 iaa ,,'t • is i r1 •• /1 ;j '. /?.tom:*'.i.l 1 • ,A i 1 '4 , ^ ..•ti bl t•� "S!'.�� .\•• ? A • In\ fir{ y., ,t, • f ylii .. , . •r h . ''-,"-„-.!,7•V i •,t ".:!;.' ;-- -•:.•t.'. ''''•:...•?it'''•0' "' • °. .. ' ;i.• t x .. ; f'11 tr 1 ti1. t 'kf 4, t .',-•f A....j111•:,fr (1.i r .. ',;C":'••••• VI kl,'. r ;,:,,(4"fr .�t11 s k �, r kr . ;/ ,'^t..,SA A' a d It`Ti t. r • }� it,...! 'OYIP�1N:i DAYBREAK—Planned Area Development • , 2 5 . L...1,., ,'• . . : ,•.• vi) „..4. 'I' ''',.:0'I • , .• l'n 4". , • 1 ' lc , , .il ,1' ' 1/4 ,, I!'''.(;4 •.,1 \‘\‘ . • .• :* .16 . . • . co •-(F., , '` ! ' %. • s ,T. . ..„ - 4 „ \• ', \ `, , 4 . t ,I i •111( r, 0 ,i,„:,.,,,, •,. 'tilf , ,,,i... \ \ \ \ .... 0./ V ' al t 1 f 1 7 f CU 1.) '...k ;1,33. 0 L 'L„ i ..... ;•• \ \', ,, „., , , 0. f.. 4.. \ tl "i 4.• ..c IQ ,- .. f , . \ 1.'4, •Ni-:*.V.):11 1' i ' \ \ ,.,,,ii-,ri: . , • , , \ \ . . ,. ',... \ ,-,„ , 1 ,...., .,„1„, , ,. ., 1,1 "gill) DAYBREAK—Planned Area Development 2 E Exhibit 12a - MFR Main Building Front Elevation 1 _ Iri..1*,: .:''': -:. ---t kJ rij ? ,,,,::-Ti I Ilt,.-,,, .., . : 1.1-_3, , ,,,,_s, ,, .. i ,,, -ri--:' Fr . 1.' :.,, _ _ . 1 ..„., ,... :, ., , i ET- ,..,... , . ,i--, k, 't ,. . . . -`- , _. . fr--'• P '''' r.---1 ;. Boa IM)1 i so i 7 5 1 - .: 111 111 IA I . -- .. E 0 r . ... :1111Lwill MR NI -• ,- .. ' ..,,..:,.., ,,, I . , iii IL 1 e . 'g i LI . III II ,.......„ ,. -. 4.7 ,..,...,„,..... .. ' : ...:, ....,,,, . .„ ..,, ... . • - - ''''''f:,..'",' • i.? . • k• - • L i .,, EL izi... I. ... i F-7-. iii a of- , ---r 1111 III ; ' - , -r„: ' 0 __reng= ....._ IIIII tts , CO I ri 1 I VI a r . L.J11.02i7.. ...v.1- ! .- . —F., ". .4.17.-eA —i I — PI l' obsom. .r.,, e...•••E v vs -r'r.' 1 .,. 01, La..11— L.1 ,.. , a ,,v„,,,,.• „, ' • It Li , •... , ••,,, • 1 7 • L ALM Itrift. ' s.-.' ' .' M•dain. .. . 1 . i M3 MI rio i—•••==,.... ' - ' • 7 .... igi ri ts- el, ..... . 1 in si 7:-.,A "I I 111 . 1...111.-11E7 10 is 0 III ' ' . .,.,.., . ,.., • • d • i . .. ,,;..,„i 0— . 1 . ., , , III .F ' . , , f4 „ — I I- 1 i . 1, II:,, ',, !' • ;, 110 DAYBREAK—Planned Area Development Exhibit 12b - MFR Main Building Rear Elevation 2 7 voill, ..., ...... ........ , ''' ......:.t• n,,,,, •. ..,.. ..., ,.. ... -. ii if"-ma!flal: i• I int jiff • tli —misentl ..,-,,.... = nip pm .. . .,,, ...4 •:*pr.:•-i : 1—..,..li - — • 'Oil 6 • IT- ON INCE rasa [ r ii IR "'"'"' .„, . 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Sr • gg a' ,..,. ...,,, . .-:„. ,,.. _ , 1 - :.' 1111rr.'- 111' ' ri g ...€ , . • . . .....00' DAYBREAK-Planned Area Development Exhibit 13a - MFU Typical Building - Three Story Elevation 2 8 s L <N gj;Z ` • W �- W 1f/.�„ aH' LL r r IN` • r P' I `,r, t i_Timm ,,„, N :. ■ ° 1. . aMi ■ Y {■ r; t rr r y ,erg _' I r I EN IV il Lu ',.., f k 0 1 11 M. Ili ®. ` ,El Iii W� 0 e HI. Ai gip..;Ial o ., ti , "'�' $ 6 nr','• furl 1111 DAYBREAK-Planned Area Development Exhibit 13b - MFU Typical Building Two-Story Elevation 29 11.1 Ng 4 s 53ta: $ z !�C � s: y Q $E till i F! t i T i 1 , raa FF r 7.: -fl Pi • PP A dY, ipc [ la1 ..7-:... 4 II - q ' .g piL 3" , , .i.,.. 'ft'ii, tinvi. ri t III 1 - y < r, ar '-. - ; 141110 DAYBREAK—Planned Area Development I11 Exhibit 14 - Site Section 30 0 • ' I ,....r: 1 ..,... I IMMO 1 I I j I 1 1 1 I 1 I I I 1 i 1' I 1 g I r I i I 1 i I I - I I 1 I j • I I _ 1 1 I I I I 1 I I 1 / I 1 I 1 I I 1 I 1 I I ; I I I I i IIS1I II 1 I r I 1 4., t 1 I II ,I Ii ;I 1I 1I I I 1I 11 ; i IW I1 i , ! I , 1 I I I , i I , I I I I I I I I .4 f I I 1 I isnow m um 1 r I I I r 4 I f I I I l . I I I _I 11 I I r r r I r I I / I 1 I I 1 I 1 1 - 1 1 I 1 1 DAYBREAK—Planned Area Development 31 C. Orderly Transition Concepts i Open Space The proposed improvements will leave the majority of the Property as open space in the form of undisturbed native areas, revegetated native areas and enhanced landscape areas. Open Space Acreage Undisturbed Native Open Space in OSR Area 31.73 Undisturbed Native Open Space in MFU Area 2.05 Total Undisturbed Area* 33.78 Enhanced/Revegetated Open space in OSR Area 4.34 Enhanced Open Space in MFU area 4.82 Enhanced Open Space in MFR Area 2.86 Total Enhanced/Revegetated Area 12.02 Total Open Space Acres 45.80 Percent of Open Space 77% * The undisturbed native open space will be placed in a Hillside Protection Easement. ii Disruption to Neighbors As compared to the existing zoning, the proposed uses should have less of a negative impact on neighboring properties for two reasons. First, the crest of the hill will be brought down from 1,993 feet to 1,963 feet with the tallest building being 40 feet above finished grade, which is a net 10 feet above the existing hilltop. This compares favorably to the 30 foot height over natural grade presently allowed which could allow a building sited at the hilltop 30 feet in height above the existing hilltop. This should preserve some mountain views to the east that may otherwise be lost under the present zoning. Secondly, the proposed plan is less disruptive to the quiet enjoyment of properties on all sides of the Property. The residential use will generate less traffic, less late-night noise and less light glare than a large conference hotel. Please note the conflicts the Copperwynd Resort and Spa has had with its neighbors who have complained about noise and light from late-night events at the resort. The proposed use should be far less disruptive in this regard and far less visually-imposing on the land (clusters of 1-, 2- and 3-story buildings instead of a massive 5-story facility viewed from points south, east and north). The exhibit on the following page compares the existing conference hotel plan to the proposed multifamily plan. j DAYBREAK-Planned Area Development 32 Exhibit 15a - Conference Hotel Plan vs. Multifamily Plan Visual Comparison Shea View „s. r � v� i Wit? z -". n i., ,,s,-.1 tt 3+�p, "«r, .- 1i�uu1 u'- ter tuuHu i-� �: _ i �y"e"` r�,s�� p��' tWµdttc: 1 ..urtt !p�� Ry.w ]n'fr r ,.�5 ti � # 1t�. iT'7 i� L. Lit L. 'r.14A f „..,..A„.. •ter /'�gl�_J �_.-..�'• A. P , .. ry -`„ ��-- ; �S. •..-,`.. A. /'� - " � ,- } `, mob: Guest Room"Icrratc, Existing Zoning L-3 P.U.D. Commercial Conference Hotel Plan (5-story, 1,400+/- long contiguous main building) �:s+ air ; ,q---iff Y""..�`'�',"._ _� qa' ,�J wrk PO: • Pti s ems+',=.w` '�. ,,r- - r^ '"- .may, -..:, , I,„ , ,, . lie Y `. -. • rc .• ,—w «yam .. .r` -. -- ,. """ �,. Proposed P.A.D. Residential Multifamily Plan (1, 2 & 3-story, buildings with massing and colors to be less imposing on the landscape) IIIIIW DAYBREAK—Planned Area Development 33 Exhibit 15b - Conference Hotel Plan vs. Multifamily Plan Visual Comparison Palisades View �- ..was,,. s .:1-. ,-' `F " i I,4 .g f '�.. i.r. ...,.,^.tea- lr � ^"�*� .'S .- rlr. 1+ it:;;4 NMMtIY' twl t'r_"r, '' 1. ti•r " i"T PUNfi L I <p,,,,e'tA41 •. fl'r477c't rai>1.., ''''' - l Vlcw looking Snm /'' from I'1lI%J1 t'.lint Existing Zoning L-3 P.U.D. Commercial Conference Hotel Plan (30 feet height allowance over natural grade) 410 ,"t rir ..H =q r•+ a ar7"1ly�e .^ '... 1 SRC J ..., *'d f r \....) ) _ ,„„..,,,,----'..----- -- X , • Proposed P.A.D. Residential Multifamily Plan (Crest of hill lowered 30 feet, 3-story building 40 feet in height from lowered grade) ) DAYBREAK—Planned Area Development 34 Exhibit 16 - View from Entrance to Summit Estates I. '% 0,, i Yr . .,._ .., a ,r ,..;,. „;.: 'e „4i'7- -r ` '"Try' Exhibit 17 - View from Entry Road inside Westridge Village k" fi�vvaa f ' k�. ��vr :,d' �4`. .�fe , '� ,M �.,.„,„ a, y{'ii"" ."iW, 's i+�y ' "aiiit �'"� ' re,µ f�" 5 �t '. , ro � ca"�' . c `k f�•r . �� ` r `;k .. �+ .. rrok• r,r*` 'rc s'M4. :4, . ' ." -" F $s y-y t z`r*" .1' ./Y' ycy ` G� .�y� L�' �' 'k �. �," rg z* 'N #, *Y *.1'7" ' • '' ' .. w ;� k;„ '„ +ro +.-,. ., lat*.4 '_ ,y �Yro •.'ti r.,�1.'-. - - :. ., l?, r . ut t . ' ti , " r• is s +.: F y , c: ,' • • y':f 6" ly A,!'Y�, � y�,'"� .. 3 ..,r �+ar.'X rAL. t� , i^+rt� 4• . J Ir •, -+CJ Y., r#,«PG_KNi�� Y -,7A 'y+-"n J�r+� '4 .s j ' - ; J '. � ..-,.r� s .!� y 4 . ,., r 1 . i 1 C i DAYBREAK—Planned Area Development 1 a i i 1 iii Land Use Compatibility The proposed plan is exclusively residential, which is compatible with uses in all four directions from the Property. West- Summit at CrestView, a multifamily-zoned (M1) property for 68 condominiums immediately across Palisades from the Property. North- Westridge Village, a single-family zoned (R1-10 P.U.D.) property for 69 residences adjacent to the Property. The proposed improvements will have 400 feet of OSR open space between the Property's buildings and the closest home in Westridge Village. East- Palatial Estates, a single-family zoned (R1-43) property for 17 residences. The proposed improvements will have 1,800 feet (1/3 mile) of OSR open space between the Property's buildings and the closest home in Palatial Estates. South - FireRock Country Club, a planned residential community (R1-18 P.U.D.) for 379 single-family residences, 229 multifamily condominiums and a golf course. FireRock is across Shea Boulevard, a 300-foot wide thoroughfare, and partially hidden from view due to the rolling topography. There will also be 550 feet of OSR open space between the Property's buildings and the Shea Boulevard right of way. D. Design Philosophy& Environmental Quality The general design philosphy is to create a sustainable and timeless built environment in harmony with the natural landscape with broad appeal in the local marketplace for residential dwellings. To this end, designs will incorporate the following objectives: Site Design Considerations • Setting asside and preserving over 50% of the Property in its native state • Siting structures along axis points which follow the direction of the natural terrain contours • Terracing building pads to conform to existing slopes and maximize view corridors • Concealing cut slopes with buildings where possible to minimize the visual impacts from Shea Boulevard and neighboring properties • Salvaging trees, saguaros, ocotillos and other natural vegetation for integration back into the landscape • Balancing excavation to minimize the import and export of native soil DAYBREAK-Planned Area Development 36 • Reusing natural material where possible for aggregage base for driveways, rip rap for erosion control, and boulders slope retention and landscape features • Burying all on-site utility distribution lines to enhance the visual appeal of the improvements • Following a rigorous storm water prevention plan with Maricopa County for erosion and runoff control during construction • Common areas for gathering and recreation will be sited in internal locations or screened to lessen impacts to neighboring properties Building Design Considerations • Blending a color palette of the built environment with the colors of the natural environment to give the improvements a less conspicuous appearance • Utilizing an architectural vernacular tailored to the desert climate with wide eaves for shading • Mixing building materials and muted colors to break up structural masses and add visual interest to buildings. All exterior surface colors shall not exceed a Light Reflectance Value (LRV)factor of 50% • Stepping buildings in areas where slopes provide opportunities to create a mixture of 1-, 2- and 3-story elevations • Reducing parking areas to pick up efficiencies and reduce asphalt paving • Breaking up and concealing parking lots with garages and shade structures • Incorporating EV charging stations in parking areas for electric vehicles • Utilizing predominantly low-water use landscaping • Utilizing shielded lighting to observe a dark sky policy • Utilizing Energy Star® rated appliances and low-energy-consuming LED lighting • Burning wood in fireplaces and outdoor firepits will be prohibited • DAYBREAK-Planned Area Development t E. Landscape Of utmost significance in the landscape plan will be that the existing 36.8 acre OSR area will remain in its native habitat condition except for a 3.8 acre portion for driveway access, utilities and drainage improvements. All site improvements will be complimented with landscape treatments of native trees, shrubs, cacti, succulents and ground covers. The planting design will establish a visual link between new construction and the surrounding natural setting in the adjacent OSR zoned area. The landscape strategy will be designed around three primary treatment zones consistent with the town's standards. These three zones will include 1. Native Treatment-areas set aside for preservation and open space 2. Transitional Treatment-areas along streets and ROWs adjacent to desert 3. Enhanced Treatment-areas immediately surrounding new development Each treatment maintains its own consistency of character while sharing plant species and design elements to create logical transitions between landscaped areas. These differing treatments are designed to enhance the native landscape and maintain a unified theme. Transitional treatment areas will include revegetating undeveloped disturbed areas. With this revised submittal, the landscape plan has been enhanced with a landscaped pedestrian promenade bisecting the main parking area of the MFU parcel complete with perforated pavement where vehicle crossings ssings occur, additional plantings and turf areas along Palisades and at entrances, a meandering pedestrian trail around the MFU perimeter accessing the main amenity area and a roof garden atop the main MFR building. DAYBREAK-Planned Area Development 38 Exhibit 18 - Landscape Plan (1 of 2) Cie • n _ 0 t tea,, ..a f •. s 4111(114111 ill ' * *IN m k NtIr . r "ro ai tt .. T, C , ti >� A' rot' Y ��4410 �,r ...Z 4 �T ? ,, , ,,......... ,....T f -set, 4,,,,, if,.•.4, 41 0 041s, s-- tl Y b j / , , g / le i ..1 i r ., 2'11% 9 Sn'': 0 1 ? r 1 g " i 0 '4 A 4 , 1:4 1 d , ' Ngit uj x ,: ( 4 , 1 i C } 'a S i t ` i ; ill ; "i l i f4' 1 c ! Lb J !iJ J .1 Jail ,J J: JJ . i1a ii i ii 13 ki 1t 11 PA 11 .ii it r }- .:1 1 t i FAO t. t 6 d A F 3 A 1 i ti �1e ni +ti .._ ,o. a r. R. r d I �e xi :� J 3 l .J j 3 1.I .;J d J i li !.1 , # m .1 4 .i li kl . !x tr,i il ( lil 1 I i li il 1 ; i ' • A Ai 21l iel )1 1:1/4 k Albs ;i 3 V ;: V :. g d• ► , 3 i; ,, DAYBREAK—Planned Area Development Exhibit 18 - Landscape Plan(2 of 2) 3 9 lir"'ai'lq 'c'L'i i! gg • 01 Likji lot 41 :11 41101ff e'tilli Dg No ,gE• in I: 0?' " i 1 1 Es r . �" — i 0 ' I$g }x� j'. L �, ti i . 4,,,,4,.,..._ , V U •li , . .,, --, , , ,,y,---,4 , ,1 . , _ . . ,.., , .., F*S '` y; 4_ ,�;`..,.. , ,v. ,,-. it ,e• '4. " '-- ' — tek .o `• ®''°Bw",4t a _.. hi y/1 .,A f ii.' ate,,.�fiti j , .x 41 33 z Re s t�� w�� .il 3 � p�11 s ed �! s7 �� g7F� �+ Qq� ,rr a ,off 14 t4 s ;* i F1tT d .` s sue, °^ _ ff j 1�uy1y y4"171 tf tli kSi1471'.141 s ;Wilt ti.Viqrwi/ � M •lc : 6 } . y �} '�r.J �f�� 1 r# � p• iii ,-- of r 11 Y*R � TV'rl i, ` Y iR . Nib 9 1� = i IN^ y (! ({ , .1f*'Yt iiR� R ',r}. 4 4 11i . 1r yyppl ,,poy!,,AN �' Yi +}7T"&!grt?-.4.., �C Y rs� :,rt FF Grp �t. r1j R' s %$+ry�;1.9� Iva ANT;r W4 I 1} F3+1'`lii l r+•i ;'"4 X�: I T i4 r 7 r'3 ppa ! tII �i y ,1 i4 T �.,5, ��T ,et piid :+1yyP1 �k{{l�f�Staz.. z�s.,d �{ I!! 7 5 fi9 `fay hr r� 1 �.rt .ki l.•� 1 �� t•T'T`�t1 f Rq}ti7 R''1 if ty m 10,16AjAVI- iA t,rli re., Iq�T+ ��Ia�'ijtrt�r hr �'i tit� f�PFFrOtiyi Ss / Y gg o Fi r��tTef3� tjYR MI t♦�rai ° > ry6r F1 .csg� �� T ►� 13M t r 74.1l tYir ,1,2�4jy4: :ht;1 ip ;9Y er;id+flii i`,,:011lyip,,, Orr r„..414S14 i4i5AT„ 4 ...(} d iTtl itp� yx ;e y a,;! =art; lj g DAYBREAK—Planned Area Development 40 Exhibit 19 - Resort-Style Living Amenity Areas _ ', •— ' . 3 .. *Ai j,"..,--....7--1-,4 '.741'•liP•04 , . '' jet .r-,:•-!.,.!., '''''. , t• Nikill* 4 ‘110'- ' * 4-4Z.,411,101;• taiiittv, ..fszvf ‘4,411.,..t:... Arilljalli ..4.,'*- 'tgz.AP4 Ir.**:•••• le .iityAr..a.it to i1,14,,. . Nti,-„,...7'*.': -Itia.lg ' 41, '-Row.tkt..-•rs,-111,7 1:: -.., . 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The revised land uses will result in a net decrease in overall developed improvement area and reduced negative impacts to the community at large in terms of noise, light pollution and traffic. The P.A.D.will increase resident population in the Town and who should be demographically and economically diverse attracted to the mix of housing product between the MFU and MFR product. A. Traffic The total two-way traffic count on Palisades at the Property is approximately 14,000 trips per day with 750 per hour during the PM peak hours and 455 per hour during the AM peak hours. According to a traffic analysis by CivTech,the proposed improvements at the Property should add 2,668 trips per day(19%increase)with 184 per hour during the peak hours (25% increase) and 159 per hour during the AM peak hours (40% increase). CivTech concluded that the impact to the level of service on Palisades Boulevard is minor and recommends only minor alterations to the existing roadway per the following conclusions by CivTech: • The four MCDOT criteria for determinig the need for an auxiliary right turn lane at the site driveway are satisfied and right turn lanes are warranted at both site driveways. • Combining the highest peak hour southbound left-turn volumes into the site accesses and the volumes of through traffic during that same peak hour, a left turn lane is warranted at the suthern driveway, but not the northern driveway. • None of the required auxiliary turn lanes requires more than the MCDOT minimum queue storage capacity of 160 feet. • A traffic signal would not be warranted due to low outbound/exiting volumes approaching Palisades Boulevard from both site driveways under both the minimum vehicle volume and the interruption of continuous traffic warrants. Please refer to the Traffic Analysis by CivTech in the Addendum. DAYBREAK-Planned Area Development 42 B. Public Services The Property will be served by Epcor for water and the Fountain Hills Sanitary District for sanitary sewer. There are existing fire hydrants on Palisades at the Property with high pressure that will be reduced through pressure reducing valves to serve the Property. Epcor has reviewed the proposed plan and has issued a letter confirming that the development is located within the area encompassd by Epcor's Certificate of Convenience and Necessity as issued by the Arizona Corporation Commission and that there is adequate capacity for the proposed plan. Please refer to Epcor's letter in the Addendum. There are four active sewer manholes in Palisades at the Property that may be used for the proposed development. The Fountain Hills Sanitary District(FHSD)has also reviewed the proposed plan and has confirmed that it has sufficient treatment capacity at its existing wastewater treatment plant to serve the development. The district is currently performing a study of the entire Fountain Hills sewer system to confirm and re-calibrate sewer line capacities downstream of the development. Once this study is complete in 2019,the district will determine if any improvements will be required to the downstream lines for adequate conveyance of sanitary sewer to the plant. Please refer to the FHSD letter in the Addendum. Fire and ambulance service can reach the entrance of the Property within the prescribed maximum response times from both stations existing today. A new fire station at Shea and Fountain Hills Boulevard ensures service to the Property to be well within the optimum 5-minute response polygon as determined by Rural Metro per the map below: Exhibit 20 —Emergency Response 5-Minute Polygon Map 1........ __ ♦.�,1Alk 4., iek.;,1 1 Property c, / , I I= 5-minute response limit for the Palisades Blvd.station r--"',= 5-minute response limit for the Fountan Hills Blvd.station DAYBREAK—Planned Area Development C. Environment&Sustainability Sustainable development is the organizing principle for meeting human development goals while at the same time sustaining the ability of natural systems to provide the natural resources and ecosystem services upon which the economy and society depend. The basis for any strategy for sustainability includes an understanding of the land, resident culture, long-range regional growth and market preferences. For the proposed development,the strategy is guided by the notion of a "soft touch on the land." The more natural environment can be preserved and integrated into the lifestyle of the development,the better chance the development will have to become vibrant and secure a sense of timelessness in the marketplace. To this end, the P.A.D. will incorporate these design elements: • Maximize non-disturbed area beyond what the local codes require • Shared entry drives and reduced parking areas reducing the "heat island affect" of additional asphalt paving • Site buildings with primary axis directions that conform with the directions of predevelopment slope contours to minimize exposed stem walls and present buildings in a terraced manner where the finished topography appears to be an extension of the natural environment • Enhance open space areas with low water use plantings and indigenous fauna • Reduce the use of retaining walls where possible and soften and stabilize grades with plantings and boulders • Architectural design themes and muted colors intended to blend with the natural environment and reinforce the southwestern culture and compatibility with surrounding design themes in Fountain Hills • Grading areas of the Property to optimize mountain views D. Commerce The higher resident population with the proposed plan compared to the current plan should produce a greater positive impact to Fountain Hills merchants. In particular, a Fry's-anchored neighborhood shopping center nearby to the west on the south side of Shea Boulevard should garner the largest positive impact. The center has languished in large part to the lack of residential density surrounding it. Few in-line tenants remain, and based upon the number of cars parked at Fry's, one can easily conclude that it is operating below its peak potential. 400+/- new households at the Property should have a positive impact on retail sales at the shopping center, especially as compared to the current hotel approved use which typicaly has little positive impact on grocery stores or neighborhood-oriented suburban retailers. DAYBREAK-Planned Area Development 44 VI. Phasing Plan The Property will be platted and developed in two separate residential parcels in a logical sequence given shared access points and mass grading that has to balance between the two properties. MFU Property& Entries Begin End Description Comments 2019 2020 Design & Permitting CD preparation to follow P.A.D. approval. Duration subject to Town reviews& approvals. 2020 2020 Water Utility Access Water service for dust control and plant salvage Across Palisades nursery subject to encroachment permit from Town. 2020 2020 Clearing &Grubbing Commencement upon approved permits. Construction entry to be at Property's northern access point. 2020 2020 Rough Grading Work to likely proceed in a north to south manner • with staging near the north end construction access. Note the MFR Property will partially obscure this activity from Palisades Blvd. 2020 2020 Wet& Dry Utility Lines Includes minor work on Palisades to access manhole(s)near the north access point. Unlikely to need natural gas. 2020 2021 Construction of MFR Vertical buildings shall proceed in a north to south manner. It is not anticipated that any buildings will be occupied until all parking lots, the clubhouse and and the main entry at the southern access point is completed. Some apartment buildings may be in a state of construction when the first residents take occupancy in finished buildings. 2021 2021 Construction of Southern Includes final looped water connection, drainage Entry retention, sewer lift station &force main and alterations to Palisades for turning lanes at both north and south entries and sidewalk. 2021 2021 Landscape &Signage ,r DAYBREAK-Planned Area Development 45 MFR Property Begin End Description Comments 2020 2020 Design& Permitting CD preparation to follow P.A.D. approval. Duration subject to Town reviews and approvals. 2021 2021 Clearing&Grubbing Commencement upon approved permits. Construction entry to be through MFU Property at the north end. 2021 2021 Rough Grading Excavated material to be placed in the southern entry area for construction of shared access with the MFU Property. 2021 2021 Wet& Dry Utility Lines Includes receiving sewer force main from lift station near southern entry. 2021 2022 Construction of MFU Includes all on-site parking and sidewalks Main Building 2022 2022 Construction of Construction completion to coincide, or nearly Townhome Units coincide with completion of Main Building. 2022 2022 Landscape&Signage Proposed phasing of the development may accelerate or decelerate due to market conditions beyond the control of the Applicant. 3 DAYBREAK-Planned Area Development 46 VII. Addendum • • DAYBREAK-Planned Area Development A. 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LAND DEVELOPMENT 1421t2t50.050u1.50d 5.0e152 oR.r 5:3,41750 \ SNEA BOULEVARD Pl.,.t.vm.suns l ra eot sacsrol J nrT..,cr.l. J C. Master Grading Plan `'XL •'' — DAY5RF AK ,' _ J . NC..C��KNI'-Kill"Pr1115.1U1 �•� itI1: \ ��' 1`, -* GK•\UINC I I'l_�\N + ` k c 1 1 .p\ y , ) r. i ene 4\ , Er` ,-..! rZi^ --- ter 1.i J ,.. \ ( F '7:-�, - P , s e � . .".,, ' • i'•••• ...A.A.---_,- ,----3 - . f .. , „, �' + 1,y �f--v ,. d "x '..,- I 1 i• s .f•,,� /� 4�i , `Z, _ .:"---' ,..-... _.--_ 66! iiim • j •� 71 - t d (, ,11,.7c.41. - Ns. .1..../ //y„,,'.z .i. 1 y <,' `ram--1 ,i----'1' � Jl %c 1. y ti. � , SS,i Y -.V-- - -.. ....,'N2 •-•••y , lye r / ii1 � ., i t -2�{_ 4. i ✓f ,. .`'''' 1 lu ' ' -9 \ AT/1\,...,,1 ' ''' ," ' '`,3'. '; i -AI s"„ ,?‘• e ..." , S . 1 In . ' I - ir-41 ' \' 'N, t' . ' , n„‘- r\ - X ..,- '''., .• 1 0. t r I �av t w %f� ,±%i✓ ' I i. •!J'�_.�.- -ram- ..y�t .,..\ s'• 1 1I, .• r } l V • /;) 11.: 1 . :, C\I.s....$)...L. _ ,,, ,,, ,, .o. `. , ' .; i , t 1 (7 P.- I; N,, ..... ,,,,,, ,.• \ .„.,,,J i _„/ /.. ,#. ;,/. , , ,,,/,, ,..,,,,, ;,...„.: • / , � i ▪ 'I, . II it( ,'- . `+" �, '.a `f 7' (*. ' 4.7 I, I / 'f I '.1 .\, ',.,',,‘,1,,:.:t, • ,,,L.,--4,/,,,/, ' /,'7..:%<--.•/ y, :l ,,-;,:7":.- ...(4 '—: ,,, \ f/ram, i ,. r I ., t `� "° , • „ '. o . 'LEGEND �;� + � '; / ,+\ �F ,. � 1 .� �� , �,\-.,. r ,,_, I EXISTING CONTOURS r- 1 ' I / r/:, I \. e °�r.,. .. ` _:.:_ , .._W. PROPOSED CONTOURS 100, c: 5 FOOT RETAINING WALL `' ' %71 i : j, . _ _ LD•Team t t� / ' LAND DEVELOPMENT \. \ 3120 East Shea llouleva+d,Swte 156 Office 802 3965700 '/ Phoe,u.,A zone 85026 Fax 602.3965701 D. Copper State Engineering Cut & Fill Slope Opinion COPPER STATE ENGINEERING, INC. C I V I L r G E O T E C H N I C A L SERVICES January 26,2019 Mr. Jeremy Hall jghtphxinterests.com Hilltop Vista Properties 602-421-5848 14550 N. Frank Lloyd Wnght Blvd., Suite 100 Scottsdale.AZ 85260 Subject Daybreak Project Preliminary Cut and Fill Slope Suggestions Daybreak Project- Fountain Hills,Arizona CSE Project 4601 Dear Mr Hall, Copper State Engineering. Inc. (CSE) herewith submits our preliminary suggestions for cut slopes at the above referenced project..We understand that cuts as deep as 40 feet will be part of the proposed new construction at the site. The approximate area of the site is shown in the aerial photo below. Some street views of existing road cuts with some greater than 20 years old, on the south and east sides (yellow arrows belm)of the site follow on the next two pages. MCA 2018 Aerial • • _ w r .ram ;y i 1662i N.91"Street,Suite 104,Scottsdale,AZ 85260 Phone(480)368-1551 Fax(480)368-1556 1 Daybreak Project Preitminary Cut and Fill Siope Suggest,ons Daybreak Project Fountain Hitls, Arizona CSE Project 4601 Photo bebw Shea boulevard looking NE at existing road cut. a Ify V's d,,• kN ' b,t fn y• *� .,F A W N Y �Y r�l'f � x ew ti' T;Ktl a �r'*^'� ',Y W45i. h�. ?§�'�tll^'� e d4 "�b' .�F; � w�,' 4 1. Photo below. Shea Boulevard looking NON at existing road cut �sx . j Daybreak Project Preliminary Cut and fill Slope Suggestions Daybreak Project-Fountain H7js, Ari:ono CSE Project 4601 Photo below Palisades Boulevard looking east at existing road cut. k i • ww 4.74. tt • C,trkl4",. j.j Photo below. Palisades Boulevard looking SE at existing road cut. L. r • 3 Daybreak Project Preliminary Cut and Fill Slope Suggestions Daybreak Project-Fountain Hells, Arizona CSE Projea 4601 9 CSE reviewed a geotechnical investigation report for the site prepared by Western Technologies, Inc. (WTI) dated August 19, 2005 (WTI Job No. 2126XF166). Included in the 2005 WTI report were eight new test pits and a summary of seven refractive seismic lines run in 1999 on an earlier WTI job (2129JC244) Other explorations performed in 1999 are shown in the figure below but not discussed in the 2005 WTI reporting The approximate locations of the 2005 test pits and the 1999 seismic lines are shown in the figure below_ i 1 i -,, . / : , :0-• ./. , k I . '*-4** ; riir*i. ! 1 ''.• se * AlLi Nit Vii 1%07 i. 1 ' +- % ' Y. ! R • h 1, 'yy, 0 ; o . , f ? ` 4 e� 44. r 'it`t .)4. 0- , x 5 ;4iii te�er' t t; �' ra�knsr.►rka!'woo✓f"! •M+»M,A 1414404444 r7M1wM 615; AOLI11 ii Daybreak Project Preliminary Cut and Fill Slope Suggestions Daybreak Project-Fountain Hills, Arizona CSE Project 4601 CSE was asked to review this information relative to development of preliminary opinions for fill and cut slopes in the native cemented soil formations at the site.We understand that cuts as deep as 40 feet are proposed. The seismic velocities from the WT1 1999 testing were reported as follows' The toiowinp table este the depth Ntd the estimated nampression wave volocittim encountered In tfts hewn •cternlC aimrtiy linos performed during our previous exploration Mn October of 1990. Our field equipment woe *darted to gather date to depths of 10 to /a feet below the*Aram ground surf o • ESTIMATED COMPRESSION WAVE VELOCITY AND LOCATION 18114 ft1A'T�ALs 60.7 feet 896 fthee, medium dense soli Lie 1 >0.7 feet 1920_ttlsec,dant*to wry dense cemented tool 04.6 lest e63 ft/sec,medium dense sow Line 2 >0.5 feet 2289 ftleve, dense to very dense cemented sot 46. O01!fest 893 ftlsec,erne utn irons sOU Line 3 0.8•1).1 het 2210 h/s.c, derma to very dents cemented aol >5.3 feet 4444 ttleec, very dense thaavly cs.rlenited)sea - or rock ---.--u 1.3 Zest 11 ttfeec. medium dense to dense sea Line 4 70.3 feet 25311 Weer. donee to very dense cemented soil 0.1.5 feet 113e Wiese,medium dense toll Line b 1.6-9.3 feet ' 1482 ftlsec. dense rnaide'stety cemented sot: >9.3 lest 2106 Woes, eery donee cemented 101 _......_ _.� o-1.? feet lib) Wasp.rhodium dense sell Line a 1.2.6.5 feet 16ba fusee, dines moderately ailmeMid ail >e.5 fret 2002 itisec. very dons*cemented soil �. -a Wt .O.8 left 1315 fuusee,medium donee soil Una T >O.S test 2252 ftlsec. dense to very dense cemented Ell I Daybreak Project Preliminary Cut and Fill Slope Suggestions Daybreak Project-Fountain Hills,Arizona CSE Project 4601 Site topography and estimates Cl existing site cut and fill slopes by the LD Team are shown in the figure below, /5 ' r .jf r 'iti 4d 4, 4. : Nit..444::: .\,..\,lak 1; 11w' Y ' ' 46% ., ,. \\z1/41 kik* s', iii. 4.ilt. ‘ii ! I NI, e iv *(, . 0 `%lititir „le ti .►- aim ago anskaga s�nu y wit�e,aom e'� car 'r eis , s DAThRI AK if COMM Or PA ISArir;r,. r_A 0 ID•Team 'PC Drdr,0c'MrtiI MOW 3 '3 GVCR 33%O Si •""•°"` 33%to 50% SIM 50%to 67% CSE Watts: t ,+, 67%to 00% 60%to 10 33%= 3.0:1.0(Horz to Vert)slope l to 12,11 MIN 125%to MO% 50%= 2.0:1.0(Hon to Vert)slope NM >rsos 66.7%= 1S:1.0(Harz to Vert)slope 100%= 1.0:1.0(Horz to Vert)slope exerromo 00•4100k5 ARC S r0Or arror s SSo%- 1.0:is(Horn to VCR)slope 6 Daybreak Project Preliminary Cut and Fill Slope Suggestions Daybreak Project-Fountain Hills, Arizona CSE Project 4601 CSE DISCUSSION Based on our review of the provided information. CSE believes that cut slopes at the site in a range of slopes from(2.0 : 1.0) to(1.5 : 1 0)(horizontal to vertical) can be considered stable for the upper 10 feet of cuts into cemented sand/conglomerate rods site materials in the investigated potions of this site.This material woukt conesporxi to the more cemented materials that the eight 2005 WTI backhoe test pits encountered below backhoe refusal depths of one to two feet. In the more cemented areas below a depth of 10 feet, steeper cut slopes at the sate on the order of(1.5:1.0)to(1.0: 1.0)may be shown to be stable with additional site geotechnical investigative work Fir slopes constructed with on-site materials as steep as (2 0 1 .0)would be considered stable as long as they were placed, compacted and tested to requirements of engineered fill, placed over horizontally benched and stable foundation materials, and maintained in a relatively dry condition free of significant erosion after construction. Additional site investigation work would be necessary to provide more precise recommendations for permanent cut and fill slopes at this site. CLOSING LSE's sugggestiortS are based on the results of the preliminary review to date. We reserve the right to expand or amend the suggestions,as additional information becomes avalable.Reliance on this letter is subject to the attached General Provisions. Please contact CSE with questions or comments. Respectfully submitted. Copper State Engineering,Inc. f ern ° i oLA'r LKAO1 dy 1_26.19 J.David Deatherage,P.E. Senior Geotechnical Engineer Attachment: General Provisions L veal General Provisions roe engineering work performed by Copper State Environmental liability Provisions Ent nearing,Inc.(ENGINEER)for(CLIENT). CLIENT agrees to defend, indemnify and hold Payment Provisions ENGINEER harmless Irons any aatm,llablrry or defense cost for injury or loss sustained by any party due to any CLIENT wit make payments due to the ENGINEER for hazardous condition that ENGINEER allegediy created services and expenses within thirty (30) days after or permitted to exist at the site if such condition is receipt of ENGINEER'S statement The amours due solely attributable to CLIENT:actions or mattron. ENGINEER will be increased at the rate of one and one- ham percent (1,5%) per month from said thirtieth CLIENT we not defend,nderttnify,or hold ENGINEER (30th)day,and in addition,ENGINEER may,after giving harmless in regard to any claim,bability or defense cost seven (7) days' written notice to CLIENT, suspend for injury or loss sustained by any party due to any services under this Agreement until ENGINEER has hazardous condition that ENGINEER ahege try created been paid in full all amounts due for services,expenses, or permitted to exist at the site if suds exposure is and charges. CLIENT wit reimburse ENGINEER for attributable to the negligent Or intentional acts of reasonable Attorney fees should collection be ENGINEER In such drainstante,ENGINEER agrees to nKPI ri solely bear all costs of the claim and defense. Termination Standard of Care The obligeticii, to provide further services under this Service performed by ENGINEER under this Agreement Agreemenn may be terminated bi tither party upon will be conducted in a manner consistent with that seven (7) days' written notice in the every, of level of care and skill ordinarily exercised by members substentia' failure by the other party to perform on of the profession currentty practicing under similar accordance with the terms hereof through no but of conditions. No other warranty,express or unplied, is the terminating party In the event of any termination, made ENGINEER will be paid for all services rendered to the date of termination, all reimbursable expenses and Limitation of Liability termination expenses, The CLIENT area:to limit ENGINEER'S liability to the Controlling Law CLIENT and construction contractors and subcontractors on the project arising from professions This Agreement c In be frivemed by the law of acts,errors or omissions.such that the total aggregate Arizona. liability of ENGINEER to all those maned chat not exceed the fees received for the services. Safety Insurance and General Liability ENGINEER r5 responsible for the safety on site of its own employees and subcontrectu.s_ Neither the ENGINEER represents and warrants that it and its professinrv: artivmes of ENGINFER's employees and employees by it are protected by workmen's subcontranors shag be construed to imply ENGINEER compensation insurance, and that ENGINEER has has any responsibility fur any activities on site General Liability Insurance of One Million Dollars performed by personne other than ENGINEER'S (S1,000,000.00). employees or subcontractors. I E. Master Drainage Plan 0 • ,....." Pre Development Flows (1 of 2) CiKAr..)1NC 1 LAN Pre-Development Flows Basin ID of Concentration Pont Q2(ct C114(Cts) Oleo(cts) Al 41 04 (f..-; 75 13.3 ;7,7 1 43 2 t-,2 4 42 A5 0 ,,,,5 • 51 A4 41 54 ---1,,,a 7,3 1.17 93 A5 17 92 32 64 67 79 A6 .5 23 5 50 21 97 APa , 1 57 33 .641 70 96 Gil A7 1 42 257 442 Ae 244 3 95 9 73 AV 55 31 • 1C.X.59 241 71 A10 53 34 102.06 239.04 All 12 79 22 95 43 41 j ' Al2 C.2. 75 711 70 2.72 2.3 1 BI 2.5A 4 11 9 62 1 io 2 t 2 3 43 Ela 1 47 2 50 4 21 BA 0 15 024 0 6,5 , 95 11 82 19 16 37 36 99 5. 65 9.32 17 ei9 ; 0 41 Be 12 07 1955 38 32 99 14 71 24 to 49 77 B10 1 19 1 92 3 03 nil 9 Ce, 15 95 st3 9 84 17 71 33 13 n 141 21 Xi 38 95 81 24 -... .-. Blt, 2..94 4E5 10.29 916 2.16 3 75 589 , — B18 035 0 55 1 '."..',1 1419 V 3,4 : 16 94 35 95 B20 27 22 51 a6 112 fr5 F121 3 71 6 02 14 07 922 34 36 67 49 15.6 93 B25 40 21 CP-AB 101 29 •8-2 14 445 91 0 Pre Development Flows (2 of 2) /11 .,, I.EGEWD C-1 .\ EXN.lTNG M'NN DCrUNDAi<r t i\J\ ran5,1,46 b4y+4 tADtt ......A_„...____/ ( .)\ f 1 ' . CATCM EiASlN IDENTIr1ER _[. \./ ;. /{ 1 rxbTa' r o.JNr �' _ 1r', \ - -s `�/�� / ` txl,nNv IMrtRv>'ou,ARLJb yi F •' I . K t1 1 � r . ,.... ,,,„ ..,,,,.... , s.---- ------. . , „- -1 ,, ,,,- -, %,_ ,,,x,c.--), - )c-J- e 1':—.---; ,. ',xr 11 ' '� , r � N. 4 "j t �rL! rr ` ° � . J Ia Q... r + ° err \a I w 1 Ylryl j Jay I j °L-2 / ' . - ' 1 {r .. fir 4jee,t /r -. E / 7 i 14 rLl .� ___) tu ! 4."•: ,-,( , *Lk:-.. -—-- ---.-,, . ,:.,..., >4.„,,,..., ',..., ::: . \I(..:7,7 i;- y/ / ‘ N " - (3,,j ti' "P";;;;I':, I. ' . . i t (\\I \ ,,, ''' yyt ',,'7.‘;:r. ,�$7 :::).......„.7\-3,1::J :::\.,—,. - ,":,.: . . .,• "..,,,,, izt",.. ‘.,f/'�,�\rr . '''.\/ '',4'', , ' , . ' ' ''', .' ..''''l ' ' ..... .4 '- Ell •. , LD•Team ° w • t r^ g� P4 LAND DtvtLOPMENt 7 31 -•-\ ... '�"-'� Post Development Flows (1 of 2) Cli \DING y DKAIN•\6L 1'LAN Pow Development Flows Pool Development Flows Basin It)or or Overflow out of Poet-0ev Concentration Concentration III ' Storm Drain Total Ow minuePrr. Point Oz Ids) 010 Iclsl 0100 Oat Point 02(etsl 010(clef Otoo kfat Icls1 idol Dew 4ctel ^1 •. '..::i 8 0:. • i) fd; 1:;H N 65 Al 0 i '•1 1 N 25 4a A2 ' 14PA2 �t{ 25 44 ea 0 CI A3 0 7 1.3 A3 0.7 1 3 2 t 2 1 0_0 _A4 .41 6 73 6 7 14 9 - PA4 41 6 73 6 ^• 147 9, _.. AS 179 326 ! 878 PA5 159 2rl3 571 sT' -13- AS 52 05 1 220 PM 1 , 31 - • 1 5 I 1r;4; A85 186 339 i 710 PA8, 162 290 586 118 704 -05 A7 -4 14 26 1 44 Al 14 26 4.4 44 00 A8 2 4 3,9 �..._.-9 2 A8 2.4 3 9 - 9.2 _ ._�_, 9.2� �- 0 0 A9 55 3 106 6 1 241 7 PA9 52 2 97 7 222 4 -19 3 214 82 s A10 533 1021 r 239.0 PAID 48.0 93.4 } 2119 200 ( 231.0---. Ji All 126 230 434 All 128 230 4 434 1 _y_ !34 oa 412 t1:7 11t7 2a22 pAl2 578 105079 -_.._ 200__j26i9 44 81 25 4.1 96 81 25 41 96 _ ___. 96 00 ' 82 12 21 34 R2 � ,2 2, 4 0d __ i 34 ! 3 83 f 5 2 5 4 2 P83 4 4 1 4 1 41 84 -• 0 1 0 2 0 6 114 0 1 3; -. 85 118 192 ! 374 05 00 00 �t .37 01 -__ c'f 0 1 0 3 06 57 93 1 179 86 57 93 i 179 1,.,' 67 0 4 0.7 I 1.6 87 0.4 0 7 1.6--~ ,1, o:o 88 121 196 1 333 88 0.3 04 , 1.0 t 13 4 374 89 14 7 24 5 49 6 2 3 �.G 30 0 •25.2 44.9 810 1 2 1 9 i 3 0 810 1 2 1 9 `'' Y-__e 30 30 00 811 9 0 16 0 306 811 9 O ---.---:8 0 - 30 g__k-__ .-_ ,30 g-._ _. 0 0 812 0 3 0.6 ; 0 9 8t2ir 03 06 09 Og 00 613 98 177 331 R 33 13 96 177 331 ^" t 00 $14 21 3 38 9 i 81 2 P014 12 0 22 0 44 7 •34 1 10 6 .706 915 29 48 i to 815 29 r 48 103 - 103 00 016 22 3.8 59 016 2.2 38 5.9 5.9 00 817 0.8 1.4 1 2 4 817 0 8 1 4 2 4 2.4----- __0 810 0.3 0.8 1 -..,._13__._ . ...016 0.3 06 1.9 _.* 1.3 U 3 819 93 169 360 819 93 I •69 360 ---- ___ 820 72-..-r _.-.__..1 �212 -. _-__......0 ....-_.._ 350 C] 5 t 9 t t2$ P820 t H S 1 35- -..'_'.'_'^•.^--.�..-----.___._ 341 4-' v1. y,821 37 60 141 PR21 2 0 . 32 75 1 .259 -164 •325 622 344 675 1559 P622 41 4 ___� 1069 i 21 7 !7.' 47 823 40 2 76 7 1 163 0 P821 •2 ".1 .37 2 .21 7 115 b -67 4 CPAB 1013 182.1 - 445,9 CP-PA9 89..5 157 b 392 b ! .1.7 391.2 •54.7 Port Do vtlopmongt Flows lfasn ID O. Concentra eon Storm Drain Overflow 10 Point I Oz(ck) 018(dd I QUO Ids) (cat) Basin P1 tb 110 161 P2 .0 179 29,7 I /46 Pr.B& _ P1 2 2._�. _-...3 8 ._ ---'56 2.2 t PAD_._.._ P4 28 45 74 29 i PA9 15 32 S I L. b2 I 30 PA9 P6 _ 3 5 _r._._.._., 5 e 4 2 _3.5 P82y P7 07 12 20 08 .-P82. P8 5 7 9 2 S _ 15 9 1 8 7 p871 P9 13 22 37 1 15 P821 P10 33 54 d9 35 P09 P11 58 95 153 SO2 it 0 17.9 1 17.0 f_ s 503 130 214 i 214 i 504 14 8 2511 2513 I, SOS 16 7 29 7 29 1' SD6 16 4 32 b 32.8 !� SD7 - 18 5---_- 328 32.6 ) S08 226 393 393 i SD9 23 4 46 tt 1 4404 n j ) f S010 25 1 44 t_ 1 44.0 i fig 46 8 i 22 44 146 80 0 Post Development Flows (2 of 2) Storage Basin RB Storm Event Slane Slane Data°' Cars i pAua 1 c 1 D's toWill. A 1 AA9 2•'r /Ilr pp, /ZEIA A lNam .!B x 4 a's;I 4'Movie and 24^ a na3. rrt,,.r.. ..-._--' _--" to L Yej11w.L♦N Oil] C7]f t 0l1,— 5 1W�• WY4W RI we*In a10 {butt VOYe%V.lJ as VCq ,rm pl, q,,,,d _. ,...}. oPac Npla Kenna 11 O M nap GCft 140 t @' [ ._.0 54 _ _ _- „µ,R.M. Pear.Ma.�crl peytalfraa-eai O;A 13+ Ii5-� —J 10��GQ OYI~� 44 48 9e,,,Al Elnraln V•CiA O 1G.0 rn 214 n+a i M*] r.' n.•ww.'*".. as CPO STD.mar ar It (l!] J�1 i �*... } 9'J AC 4 OaY R:A .,,.a.....w. 's 0 nrnlari bamr• ex 00[1 _rL _ 1 r�a nib i ns7.•.•••.•. �� - PCN fast L I6 W 1 I6 d.?� 1 Q1 w'',-um ux u� AlTMla1My111apiN 45. ep !TI aM —' eMnes r.wu.+Iaa.Ie 2s0 ) 51300 09a O:tl C 1 .s�a..e nv.w. 4; kr...+4 357479,'A✓'al ls(:"1 f,!9 t4' 15'1 T1-0 fC 1 e+� Ck Puali if Pn! Y! S]J '.�F! ec 6m 110.T tf! 0]' .. u rtienou v•,e a Usage 15.504 i I I:M1371,]I+ell14.4.I.I. I J u...f}.vri L [q,.la.11a1 -.•11T]• (P` sa ,..ogyeM b Ums rob / IA!VA Vre e1...Stage I'OIaCe Serra / /a '///','�({/� , '\ staga&sew Isla+onernr5W CS'..'7.1H l.iu%Ql 4.4-•u-19 Knr.g-,•a'o'wlan,lasa / - �\ 3 Fs(!��+I PSPaP..MlwM5aR'Go.....W o•P.m ae..a.samba ol kwn IC VM':,1.,sup, •:Y)Vw] / /_. )(� M.4840e4+Got Oltana4 wilta M44,..s«Ie0.++w0441,4%AO MYVS!•ChMkJ...41S "-----p /MO \ \\:.\\,--, PA5 -- ; \. 9 Coe\ / A5 . .. \ -7 I----:1 . 3'\'. \ \ l / ` } '' j fir`. 1 (yl' } y 1 , ' '‘N .,_/_./ L 411 \\ i B11 /4Pi4 • • _,. ',.,..,..,.„5:,,- ,-4,$•ie.-----, . ---' -- O. / •OPF 1 to it*IiirI,...,,,, ./ /do _ ,,,7:„._,77;;;_:'-'-'--:- , c,, ,.,\\.\ ( 7i,: i li 1, f 1 4 4, 4 0,, ',. I� * "•,1,J�-•Wil �►, Gam'_ s/.�,'. —_ B 1 -44071111411irt4444V-----___-_-vvi.4 ------ , —............„..... s\r. 10 . - , N---------- a t , .B - ;\ ■B • l`a.4 �' ice— -•�. .__._' -- rya .-..- TT/.r--1 111I F. Master Water Plan J • DAYE)K EA K. NI_(.CNN1_K 01 lAti,5714.)1_5t-f)t ILA WA ILK !IAN NORTH EAST CORNER Or PALISADES&SHEA WATER DEMAND CALCULATIONS AVERAGE DAY DEMAND IMUUMUM DAY DEMAND PEAK HOUR DEMAND ...,_ BUIL10181 068/11 1 INC USAGE/ UNITS LAND USE UNELVP00. WEI _MOM _19PDL 03P610_JGPC/1_, ACIPIM ,......,._ A 24 4.15AWNIENTS 240 2 NC 4 0 10.308 1 A 20 APARTMENTS 240 4 130C 3 3 8.640 8 0 14 646• ID 2 ".---C"--"-""--.710----"-'TI PTRTArti ri 215-----4 00C 3 3 a eau a u iota 10 2 -15 ' , 20 -A-PARIMEIRE 246 4 WO 3 3 8 643 6 0 14068 10 2-- _ ...-- E 20 APAPAL-ITIS 240 4 SOO 3 3 d 640 6 0 14,663 10 2 F 20 APARTMENTS NO 4 800 ' 3 3 A 6.41 6 D MAIM 10 2 O 20 APAR1WNTS 240 4 KA 3 3 9840 6 0 14(86 10 2 H 74 APA1111.4FNIr NO 6 7667— 4 0 10166 7 2 Ti -• ' 1)2 J - 20 APARflAIVIS 240 4 600—3 3 4.040 6 0 14,ei4 io 2 K ' 24 APARTMENTS 240 5 760 4 0 10366 7 2 17 426 12 2 L CLUBHOUSE 410. 03 810 -' 06 1 377 10 -.....u 24 APARTMENTS 240 5 760 A 0 10 362 7 2 17.126 122 N 24 APARTMENTS 240 1 780 4 CI 10 36$ 7 2 17626 12,2 —0-**--04 APAR-114F1416 240 20 NO 14 0 30266 1;2 61 060 42 e— , ASSMED P uo tampoi um e am 4 2 10 100 ?5 II 360 12 8 R 6 ATTAC/ED 240 I 446 10 2 662 1 8 4 466 3 1 ..-----.1-- --li------. All/idU , 1 440 10 --2,592— II 4 405 3 1 '-'-"Tr"---*"4—ATIXI:Frn-----70--- sse 0 7 rmr-4.--rr-- 2 WE —Yr "NO -----W4----17----T776—-rr---2 531 -""76--- dl 2' r.rArtrarN76 -No '460 .6 064 -61 6 1 456 03 -2 APARTMENTS ' 14 5 11.1 0 3' 164' —5,— 2 APAN1ONI5 ----NO—77E——0I-- Ma tft 1 469 1--S. POOLS POOL 1 600 1 3 3,240 2 3 3 606 3 a IOW. 400 97060 WA 174090 121.3 296.973 206.2 0 fill s 4 /°‘`, LEGEND / --- wAyerynit tali.6 tnall,,5 oirteRWIM Nottp, .-. ..... E4157IN2 IV wATERLINE e. (S1 Mt MORAN/ f); iv ekt.MING MK HYDRANT ,./ •-.. , ' .....„.... MINIMUM ab WIDE 86'214.141 \ ED 842551.067 ItIOUCANO VALVt •, "C• • ,• 1e .,„.... i • . . i , I ... 'N 1 l ..---"-- / sr• ; / • I I . , .•,' . L , . toS ., rot a LD:ream LAND DEVELOPMENT • .+4.,.,t a 1:E.,,,,f.,,,..eva.ri,,,,,,'=, Wlict t.'1?g,, . ' Ift0tf.A--,•b47.2t. F.,,t,^: w.v.,1!)',,,,--,e m G. 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T1 '37 r 30 3354' 7.6 N.'-4 41' •14102 ik UN I 14 .4' .17 4 4 1: ... 114 107 LEGEND OINDICATE,'COMAE Cl4AN4l27 Mont," tr 1. IO INDICA3053016/3111.1N7 46.NMC32:0 NUAOLtt ,el• O 1ND4CATT5 OrW2141Nf L4J•1 4Ckt5 CONTOUOCI 1NG Ja 10IM 0.13.• / CNN t./ .; OtwOtNNt TALI O'uNllo.a'4T71LIOTOL NOTED) ((( _ _i' : < \\ ,.' } f\ , 1. fi (.. LI i /4/' ; 1 flr r 1..74 r Ikiiiiikv,i.".LL 7 ,or13 n OLDiTeam 11 ; LAND DEVELOPMENT `^_. 3420 fail 5he2603M ard,fore 156 Oho,602 395 3700 441Mnn.AN7671a 65026 Fax 602.366 6701 H. Utility Company Letters C- EPCQR 235.5 West Prnnacle Peak Road,Suite 30U Phoenix AZ 85027 USA epcor.com December 27,2018 Sent via e-mail to- Jeremy Hall at jgh©phxinterests.com Re. Will-Serve Letter for Water Service APN 176-14.560 Dear Mr_ Haft. This letter is in response to your request to EPCOR Water Arizona Inc (`EPCOR')regarding EPCOR's willingness to provide water service to a proposed 400+unit multi-family development(the "Development")located at the northeast corner of Palisades Boulevard and Shea Boulevard in Fountain Hills, AZ,as shown in Exhibit A. EPCOR provides the following information for your consideration • 1. EPCOR has confirmed Brat the Development is located within the area encompassed by S EPCOR's Certificate of Convenience&Necessity ("CCBN")as issued by the Arizona Corporation Commission 2 Water service to the Development by EPCOR may be conditioned upon developer entering into a Main Extension Agreement(an'MXA')with EPCOR in a form acceptable to EPCOR.and upon developer kitty performing its obligations under the MXA The MXA will provide, among other things,that developer will be responsible for constructing at its cost all water main extensions necessary to distribute water from EPCOR's existing system to the individual service line connections in the Development_ The design and construction of all such main extensions will be subject to EPCOR's approval,and ownership of the main extensions,together with related real property easement rights,must be transferred to EPCOR prior to the initiation of water service in the Development. 3 Based on the water service currently provided by EPCOR in the CCBN, EPCOR will have adequate water capacity for normal use in the Development upon developers fulfillment of its obligations under the MXA 4 Developer will be required, as a condition to EPCOR providing water service to the Development,to pay all required fees pursuant to EPCOR's then-current tariffs and as may be provided in the MXA. This letter assumes that construction of the main extensions within the Development will begin within three(3)years atter the date of this letter. It developer begins construction of any water mains in the Development or any other water service infrastructure intended to serve the Development without, in each instance, the prior written approval of such construction by EPCOR.developer will be proceeding with such construction at its own risk 11119 This letter does not independently create any rights or obligations in either developer or EPCOR. and is provided to developer for information only. Any agreement between developer and EPCOR for water service in the Development must be memorialized in a written agreement executed and delivered by -gal EXHIBIT A Location of Development • - , - : ii! ,,, ,,,,,,,,:„ ; ; ....',... 40,41„............,,,,,,, •k / .... . •.. / •A'SfrAr . . . i / `1.• ."."'• ' 1 * :.'.t`s 4' / ir' ''Alh, $i* . .. . , . .., .-.... ..-., / ‘ ,..... • . , '• . g.........) r----- ,- f ''i / • II.4, ) . - oorallii."- ...-.• ... 0 Gov f't� FOUNTAIN HILLS SANITARY DISTRICT 16941 E.PEPPERWOOD CIRCLE y {,�' FOUNTAIN HIL1..S,AZ 85268-2901 yf �� TELEPI TONE:480-837-9444 FAX:480-837-0819 ftk1 1) - n+41�.az-iliscl.got Mr.Jeremy flail Hilltop Vista Properties 4515 E Palo Verde Dr Phoenix AZ 85018 January 30,2019 Re:Daybreak Development,NE Corner of Palisades Blvd and Shea Blvd Mr.Hall- The Sanitary District has received your request to confirm the District's ability to serve a proposed development for the parcel located at the northeast corner of Palisades Blvd.and Shea Blvd. The information submitted includes a conceptual layout and request to serve up to 400 multi-family residential units consisting of apartments,independent living units,and assisted living units. Based on the proposed type and number of units,the Sanitary District can confirm there is sufficient treatment capacity at its wastewater treatment plant to serve the development up to the proposed number of multi-family residential units. A preliminary review found that there may be limited sewer capacity in the gravity sewer lines downstream of the subject development,which may require off-site improvements. Any sewer line capacity issues will need to be addressed prior to the execution of a final sewer service agreement between the property owner and the Sanitary District. A Basis of Sewer Design Report,as required for all developments,will determine final sewer requirements.The Sanitary District will require review and approval of all sewer facilities construction plans. All sanitary sewer facilities must be designed and constructed in accordance with District standards. The Sanitary District has no objection to the proposed rezoning of the parcel. Sincerely, FOUNTAIN HILLS SANITARY DISTRICT Dana Trompke District Manager f L I. Traffic Analysis ( CivTech tO�e66iOI1pJ Aeae�P.oficarFH9�Pa 16255 \ January 31. 20181 a JOSEPH F. `1 iZPADAFINO Mr.Jeremy Hall �1 ti,� • Hilltop Vista Properties, LLC (� Ri�j�-�-u 4515 East Palo Verde Drive �/,� Phoenix, Arizona 85018 ( t\ Re: Traffic Analysis for Daybreak Multi-Family&Independent Living Communities, Northeast Corner of Shea & Palisades Boulevards, Fountain Hills,Arizona Dear Mr. Hall: Thank you for engaging CivTech to prepare this proposal traffic analysis for Daybreak.separate multi-family and independent living communities proposed for an approximately 60.acre site located on the northeast corner of Shea and Palisades Boulevards in the Town of Fountain Hills. The multi-family complex is expected to provide 270 mufti-family dwelling units. 100 (Senior] Independent Living dwelling units,and 30 private Assisted Living rooms(i.e., beds). Two(2)site accesses will be provided along Palisades Boulevard. Both Shea and Palisades Boulevards are operated and maintained by the Town. BACKGROUND AND PURPOSE Palisades Boulevard provides two through lanes in each direction divided by a raised median. The proposed site accesses will both be located at existing openings in the median. The southern access will be located across from Valley Vista Drive and the northern access will be located across from a full-access driveway that serves a Salt River Project electrical power facility. The Town of Fountain Hills requested this traffic analysis,which is an abbreviated traffic study that addresses specific issues of concern to the Town. This version is a second submittal addressing comments made by Town staff on the first version dated December 20, 2018: in that version, the name of the development was understood to be Hilltop Vistas.Primary among the Town's concerns is whether or not left and right turn lanes approaching the proposed site driveways are warranted and. if warranted,what the appropriate queue storage lengths would be for each. Other concerns include sight distances in both directions from the site accesses and for left turns into the site accesses and the need for a traffic signal at either site access. CivTech has based its analyses on Maricopa Department of Transportation(MCDOT)methods,guidelines,and standards. EXISTING CONDITIONS Roadways and Intersections Palisades Boulevard begins at Shea Boulevard and loops northerly and easterly until it terminates at Saguaro Boulevard. Per MCDOT's Major Roads and Streets Plan (MSRP), Palisades Boulevard is classified by the Town as a minor arterial roadway. Palisades Boulevard intersects Shea Boulevard at a right angle with a traffic signal As can be seen in Figure 1.from Shea Boulevard northbound. Palisades Boulevard curves (horizontally)slightly to the left then to the right with a radius of approximately 700 feet to the center of the median. then gently curves back to the left. Based on this radius and the grades in Palisades Boulevard, the calculated design speed for the roadway is the same as the posted speed limit,45 mph. Cliff cch,Inc•:4>3'1,4r"th Nal+tten N.o.a •3o Le In•YUtitlale,At tl52f.% char c.3F.7.t,9.42Y7•,ax.4SI.GS9.O'4b • Daybreak Traffic Analysis. 2'f Sutrrre.tttrl NEC Shea&Palisades Boulevards, Fourriain Mitts Pager 2 Acjacent to the development site, . Palisades Boulevard is a divided four- lane roadway with a raised median that W' is approximately 24 feet wide. Each e - 4 m drrecrror has 28 feet of pavement that provides a 12-foot wide inside lane (against the median).an 11Yrfootwide "� .: SITE outside lane and a 4�V.foot wide bicycle lane. The speed lim't is posted at 45 mph just no^h of Valley Vista Drive for Ax rorthbaund traffic. :� a Valley Vista Drive is the main entrance to The Summit at Crestview, a gated community. It provides two `" ram-' if. 18-foot wide lanes divided by a ° landscaped median island Figure 1 —Vicinity Map approaching Palisades Boulevard. The Summit community consists of 68 lots in clusters of two adjoining lots with single-family detached homes.Recent aerial photography shows that 41 of the lots are developed. The community is limited to the sirole access Valley Vista Drive provides,as there is only access is gated for emergency vehicles. One site access ("Access A")will be provided across Palisades Boulevard from Valley Vista D-vo (See Attachment A. Note that it will pass through another parcel owned by the same owrer as the parcel on which the Coveloprrtent is proposed) The intersection of Palisades Boulevard and Valley Vista Drive is presently configured as a three-legged'Tee'intersection with stop-control on the oastbound Valley Vista Drive approach. Valley Vista Drive approaches Palisades Boulevard at approximately right angles, although Palisades Boulevard is curving horizontally as described above. Ar existing break in the raised median Vows all movements into and from Valley Vista Drive. With a width of 18 feet,the eastbound approach is too narrow to allow two full-width approach lanes:however,Just past the end of the mediar,it may be possible for right-and left-turning vehicles to separate. allowing the right-turning vehicle access to Palisades Boulevard if the let turning vehicle must wad for a gap in traffic to complete the loft turn movement. The second site access(Access Wits shown on the plan as being located across from the southern of two driveways(the`SRP Driveway-)that serves a facil-ty for the Salt River Project,which provides electrical power to the area. The intersection of Palisades Boulevard and SRP Driveway is presently configured as a three-legged -Tee" intersection without signage. but stop control as required by statute, on the eastbound driveway approach to Palisades Boulevard. The SRP Driveway approaches Palisades Boulevard at approximately right angles, although Palisades Boulevard is gently curving horizontally as described above. An existing break in the raised median allows all movements into and from the SRP Driveway,which is. With an urstriped width of 34 foot at Palisades Boulevard,the driveway is wide enough to allow an entering vehicle and two outbound exiting vehicles:however. vehicles coming and going like this would likely be a rare occurrence Traffic Counts To conduct a p-oper analysis requires traffic courts. For this exercise, Is was determined that data from traffic volume maps published by the Town biennially supplemented by traffic data recorced by Field Data Services of Arizona(F)S)or the United Civil Group(UCG)for CivTech in the past few years would be sufficient. In part this is due to the fact that there is little regional Cia/Tech Daybreak Traft Analysis,7 Sutzmrllai NEC Shea&Potiaades Doi-Awards,f ounfa;n►ir7Xs Page 3 traffic that occurs on Palisades Boulevard. The historical traffic counts reported by the Towr bear this out. Year 2006 daily two-way volumes on Palisades Boulevard north of Shea Boulevard wore 16.350 vehicles per day (vpd). Ir 2017. the latest year reported (graciously provided by staff sirce the data is not yet available on-line),they totaled fewer than 15,400 vpd. Ir February 2094. CivTech recorded two days of two-way traffic volumes of 13,514 vpd and 14.160 vpd,ar average of 13,837 vpd,or approximately the same as the three-day average(13.230 vpd)recorded for the Towr the month before. Attachment B provides the various traffic volume maps and traffic counts upon which the analysis below will bo based Table 1 is a summary of some of the reported traffic data from 2006 through 2017. Table 1 - Traffic Volume Data on Palisades Boulevard north of Shea Boulevard Date I Source I Southbourd Northbound 1 Two-Way Total Day Volumes in Vent--es our Dav lvp.7 _ 2017 Gown(A.UT Masi 7 822 , 7.571 15 393 - 2014 town(ADT Ma::) 7.075 6.762 13.837 215,2014 UcOircwTech 7.237 15323 14.1Cst , 2;412o14 UCG,^GivTech 6,913 6,601 13,5i 1117114 1:DSITown 6.755 5 4t?1 13255 1115114 FDSfTown 6.792 6,53e 13.330 1115+14 FDSfTown 6.684 6,47,9 13,Z.93 2010 town(Air Mat 4 627 7.3 9 11.988 200 Iowa(AM Ma: 13.000 7006 . .T[own(A47T MpY1 - 1ti_3S3 , , �"` Neal I4vu•Volumer,e^Vehicles per Plot.-(ieph and Dinvct,onal Splits(in Pm-e-t) FOS AM 17.15.8.1.51 821 L75%.1, 271 y25%1_ 1,,9/2 i1€ 1_, 115.E14 crrTech ., - . t PM 15:0C-6:C1 403(36%1 712(64.-, 1,115 r,1 % A review of the traffic data summarized in Table 1 reveals that there was a decrease it daily volumes drop after 2006 and that they volumes hove yet to rebound back to 2006 levels and that the largest northbound hourly volumes most likely occur during the PM peak period as Fountain Hsi residents return home during their afternoon commute. The directional splits between southbound and northbound traffic volumes calculated from CivTech's 2014 traffic counts are 75%125%(southboundinorthbourd)during the AM peak hour and 36%164% during the PM peak hour.reflecting that there are more Fountain Hills residents working outside of Fountain Hills than roarresidents working in Fountain Hills Thus, this could be expected to be reflected in the trips generated by the multi-family component of Daybreak PROPOSED DEVELOPMENT Proposed Land Uses_ The site plan provided to CivTech shows two separate components, a typical multi-family complex surrounding an adult living component. There wilt be 270 multi-family dwelling units, 10,0 [Senior' Independent Living dwelling units, and 30 private Assisted Living rooms (i,e -beds). Site Tate Generation The potential trip generation for the proposed devetopmert was estimated using data published it the latest(10`)edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual and Trip Generation Handbook r Edition. The Trip Generation Manual contains data collected by various trarsportatior professionals for a wide range of different land uses The data are summarized in the report and average rates and equations have been established that correlate the relationship betwoor err independent variable that describes the S 'i r CivTech IIIaybrvak 'r�r' A,na)y s. 2 vr;€Submrl:a' NEC Shea&Palisades Boulevards. Fo snttwai Hills Pogo 4 Table 2-Trip Generation for the Proposed Development lIE Weekday Trips Lied Us* Mid, AM Peak Hour Pia Peak Now Proposal/Land Via Coda(LUCp_ Site Units Tots] . In Out Total to ] Out l Toia► Ararinents ind .Acki1 A.:,.z 222 I 270 D.veHH,-;Juts 2 tin 28 95 123 cr 53 '43 Se-lio•Ad-•Ho.rsin7—A art: 252 IC') .ve 1.-2 Jni A,Ado.Cer%4 Horne: 251 3�7P�>_ '2, 3 c 4 A 9'rolais 2:^f 38 •it, 144E 151 59 'Tf development size and generated trips for each categorized land use. The report provides information for daily and peak hour trips. Table 1 summarizes the trip generation for the Tare uses described above Attachment C Is the detailed trip generation calculations. A review of the results summarized in Table 1 reveals that the proposed Daybreak development could generate approximately 2,500 trips daily with 148 (38 in1110 out)generated during the AMPeak hour and 178 (109 ir169 out generated Curing the PM peak hour. On-Site Cdnculation. As can be seer on Attachment A. residents v.-ill have access to both proposed site accesses. Figure 2—AM(PM)Site Trip Silo Trip Dsstrbution end Assignment The project site is Distribution&Assignment located near Shea Boulevard, whin is convenient to major employment centers in both Mesa and Scottsdale. Therefore, the sizable majority of site trips is expected to use Palisades Boulevard totfrom Shea Boulevard during peak hours. As reported above, CivTech had recorded hourly. b►•directioral volumes along Palisades Boulevard in 2014. Since no major u employment centers have opened within the Towns boundaries since then,i;can be assumed that the distribution of the site trips could still be similar to the overall peak hour a directional splits found along Palisades Boulevard in 2014 and i '"" that, since 80 percent or of the trips are generated by the apartments. that the site trips could be distributed in similar patterns. Thus, CivTech will assign 25%of the AM trips and 64% of the PM trips to Palisades Boulevard northbound and ►r...maw.k.,.•vao'+.r the remaining peak hour site trips vat be directed southbound A review of Attachment A reveals a total or 12 residential rv,. X` buildings in the apar•nert complex,seven(58%)of which are closer to proposed Access A. the southern access, Since guests of the apartments can be expected to use Access A and the majority of the parking areas for the Independent Living and Care Home components are closer to Access A than to Access B, it wit be assumed that 60 percent of the siteTM n ,r trips will use Access A and the remaining 40 percent will use Access B The site trips were assigned to the two site ,..•...r, :w accesses per these distribution percentages. The results are illustrated in Figure 2. Also shown on Figure 2 are the number of exiting trips expected each day through each driveway based on the 60%i40%Access AIAccess B spit. j- = CCivTech Y~{.fir O * < .�. 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'' I. dttachment 8 •,� Sheet 5 of 8 Vat Daybreak Trip Generation .arusr1 3o+5 Ara_•.•rtnt C Tre for rocs oat*q OLler a'ee!mat1Y tang data*Inn its Elseie of Trortmo b00h£ApP,e'a,PTEI Tee Geier Me tufted',tCir£Cda,are•egweltem micron wei1',RE`:Tie 0enrraar•rl+idappe ant Eason *near me/e►uta.at Poe uttered le as Moue ant reverere,ieteer: .e) The utmost caeeaPe dab to+etaea try.^sftan rs++teeftla 0 tilts-a+.aa to a ryas torte cr Uflper+t sea welt del each tiro use cemetery regimented by a ere use code+1MC?.ltrer)Lpe rites and eearatart:hove tee'este:Wee the arose the reer:onshep treseen sr rMepe nae•n bobbe Vet aelomea the ar►aapelra SW and trig era,d tree be emit tolegarterd LC al%Whiten Welt and Pelt trends..The ti,eb oo. o4$1,i an rent eutec ,nemoodogr 4sr here 1t Mae Mt*torideerp berg re 11410%.*seer to vote toe*d o twee r sired octets 11re11101 rat arq one to s]tar•+erett to The vonr+ne 1r rn see awed -die are'uer b do 90.Tit-e4reddap stem are represented vcor ty 1 stets ut sM.a 3.t Ties ovetevrret awes Mcrarlals'b melt DPP!as horse Ma 1.Oreaea stress Ise Lane l to Trot►ar riwaremstra "re snare a to sere r atororner L1,1CIst baled on tar ss,Ctecre ar.i'grbna Mans i9fir.arse Lg.s The seer r:tie taro r:-r_i s to oest+ber In m e•ence to er Pyreenor-*..aeobe s :deck to reams re toga tone iminper-1,OOC'woe area ef buldre area t:rearm canrrvn,. land US*types and Pan Ryp000d Um Amami Wafts TM LUC ere Land Use tarns eVelreen 't DaeSee Leese :=L euertry,reused.te.-Rtee Send'Adult wtnstnp-++Axrri: tec motors woo :r: Sewer twat►riusoo-owcr+e Adult Car•arras 36 Octupeee Dee, ^_a.1 ksGed Luny Tr.F,r-•-re it re...-.::ordworr WI Nos ,owe :+t. Ways.-=s-vy Deser ha htn.ore — jkli 2-t3eenb alto Cr tirt Comer tiaet2.rnm ri r binge)aat.nwne+rre'ater be=by tsars o r a mu+r^rode tell-c•s.+o't.a z'.sir atrnc,'r*mefteor,Ye ark 69.sing,destiny.to rain tanirt'The as ermine*a reed to Bar 4.toe ureter sod calms Oita Tea 4 at3't''G cemegorm-Rural.ceortorar Deendu*eIMa,sell illediJUblow Use and Carew Cr/Can.TIV worn snort tees tle rcoaerrg OiD'e.btoet,rt'^++ecreerf A.0.D.are C.The Moue clot*et have=te Rr ai sennys or ar sort tee ream bee is a Mee ar tie nee Doge wed"Err Caere lea n-e Ferree'-t An mar is rite two teed re,"Genera tregubtrdr*.+an'Wire C oleo n,dr•ost Bat I.Deem Mallet:Obisrbra'Tees&Tree►TI^e Pen= The toe at tine ar'ender a'Cs tar a 34•hto+r tense ar I t45Irr r'atet41i'0 art 30 is Au pear hc.r end fee mot hour crier one tenses I mar 5*or etre:: stbe Contra and Torn Psem e-Actual$sllae0.totem Oats Ae+aanBee oar LUC_helm More as Aaarsas AO? 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WC Cee r•a I Coo C ores tone te be rose.r tad h Pie lypcery seected teed CWrrna'ec rted meow raft-a s'ntl step Wit?:aS AU peat fete 15 boom bi re Mgr,y-f et L*iatbn Typo:Squaw Used Metrird NON(Tyre Airdftvtrtce z eteceere Amine Rste!NA',creee Caw+-cC'!.te Ceetern rG` PParased UM AD'T I AM root Naar I Pr Pea Now I Daaa omen Virheerd sc UT Si"A.40.06(r 4': Sc LWT.0 t+'..'W xoe 51 P3 44 SC tee Tr.7#9"LN.aCiCC to I3. Sewer Maul heorarg-.4,abch ee rC T.ic27t-2s.3T CI-7 sC:t.C1'X-0 is p.= y sr 143.Nr1E.:.2E W.2C1 teal!Cie scans WA:T.V.4.14'Wet: WA rOCCI.1E!CAC dA:?.X'ECS R'-9i 'y.w...r.*,r C•er.teo 8tbdal«s+on SC LerTW.I."t./410.2.?11W:T2a PC T.G1'1'04 a L"'a7 SC'lei'T1.019 UaXr0:t1 C37 Boe Clio,a-£elattbs Batelare TriperES+seises weever Trips,Nog,Eeaaors area n,"rt Moos aa.Y'r Bebere Ytleotaar?Ytp4 ADT AM tank Naar Pr Pn6 stair Mot for Provisos us* ... 11 M „ put Todd:%en a OW Tear II Is is 00 Tab* ,4psrprerb 5C! 1 CXC LOX... D03 .:3r 2' !' I 63% 9C 53 is Sensor Mut iiausrv---Al achC 3C'o iso 1 ac rfi 3 E. .. we 14 1: 3F AtCa Cot rrrr•rt: SCw C [: :3a [aw, I i Sett 1 4 1 1_ Taboo 1,2119 1./ail 3*03_ all 1 leaN 103 ad DS The Steve se Gle«r off dub dower 5C"t DES 350 T33 2.191. 13 4."1. aft, 63% i4 2fe TO tterr Imo--" CivTech Da e r ni 1 void TRAFFIC SIGNAL WARRANTS Mend on',dimmed Average Daily Traffic-Sea Note 2) URBAN_ RURAL —. 11.4 Or%WM/rn Requirements ADT 1. Minimum Vettlessler Believed Not Satisfied Vehicles per dry on mirror Vehicles per dee on street f total of both Phone,-volume fr'nor approaches) street approach lone Numb',of lanes for mown;tonic on each direct 10e.only) Komar* Maus Strind Minor Street Urban Ruisl Urban Rural 0.000 5,600 2,400 1,680 2 or more..... 1 .... . 9,600 4,770 2,400 1.640 2 or more - 2 or more _ 9,600 4.770 3,200 2,240 1 ..... .........„ ......, 2 or more . 13,000 6.400 3,200 2,740 2. Interrin71ion of Continuous Traffic Vehicles per dry on rnitO• Veluri..Pee day on _ Not Satisfied ____. street ftotal of both higher valuer*mane,. approaches! street approach(one director Only) Nornitiiir Of iinel to, ri+Oving Montt on each -wed IPOruach Major Street Minor Street Urban Rural Urban I . .... 1 12,000 11,400 1,200 850 2 or mare .... ..... 1 ..... . 14,400 10.040 1,700 2 or more.................... 2 or more , _ 14.400 10000 1.600 t 20 2 or more 12,000 4.400 1,600 1,1 2t) 3. Corritimarior‘ SEVIN:4 Not Satisfied 2 Warrants 2 Warrants ELQ_Q91 witrouptifilo but 1uillwrul0 warrants howled EICI%or more _ 1 7 NOT C: 1. Left turn movements from the map°,street may be included with minor street viallimeS if a NOilrliti Pr.phase is to be provided to.Ow left turn movement 7. TO be used on' for NEW INTE RUCTIONS or other buttons where actual traffic volumes cannot be counted. Figure 710 Sample analysis form for new intersections IScioity Stare of California,Traffic manual) 'mod Attachment 0 INTERSECTION SIGHT DISTANCES FOR INTERSECTIONS WITH STOP CONTROL ON MINOR ROAD { I - DirS.Ign m m m u. Tone Gap Calculations V - ----- --- - ---------------- Vehicle: Passenger Car 3 v 3 5 Cate B ! Case F I c c in il CI CD ' - g ai M S 8 g e s ? Z ! - i t t to g i' W 4' E if S E m B +� - .& t Et w 5 2 g ¢ : 2 s w x 3I 3 13 3 1 a E / i € 3 1 5 s 3 1, a si Is a o ' I >a • 1 ; i i S£ z . S. I € IEE _1 I _s v e s a Lr e G 1 V v ¢ 3: w w 45 2 2 2 & 2,.0% 595 430 49S 400 7.5 0.5 4 0 9.0 E.5 4.0 5 5 0.5 7.0 Intersection Sight Distance ISO•S280/3600 ''Ica„•tow Note. awe All formulas are taken horn AASHTO-Geometric Design of Highways and Streets The constants have been altered because of unit conversions. Attachment E ,�—` CivTech 12/2 /2018 J. Power of Attorney 41) LIMITED POWER OF ATTORNEY Pacific PH Resort,l.1.0("FHR")hereby appoints Hilltop Vista Properties,LLC("TIV"),by and through its authorized representatives,as to attorney-in-fart to act for FHR hereby g eing HVP full power and atrhonty to perform those acts for FUR and in FHR's nnrne.place,and stead only as expressly provided below in any Lawful way with solely with respect to the Authorized Acts(defined below•). 1. By placing my initials following the description of the Authorized Acts,and by rosining the witness to place his or her initials below,FHR acknowledges that it has reviewed and approved of the delegation hereunder of the Authorized Acts desenbed below; F}{R hereby appoints,gives and'rants to HVP full power to do all things necessary to negotiate,execute.and deliver on HI[Vs behalf,any document it deems reasonably necessary to rezone the Property in a ntruener determined solely by I!VP and to obtain the necessary rezoning of the Property for attached or detached residential dwellings (either for rem or for sale), age-restricted residential, retail and lime! uses ("Rctoning"). .which shall include, but not be limited to a zoning applk*ion, a general plan amendment application,a development agreement,and a preliminary plat ("Authorized Acts") of the appmximately 59.8 acres of land known t as the "Fowr in Hills Resort Property"located E the northeast carter of Shea Blvd,and Palisades Blvd.in Fountain Hills,AZ,,Meriaopa County tax assessor parcel tasmbcrs 176-14-560 and 176-14-S61,which is more fully described on Exhibit"A-attached to this letter(the'?rnperty'), Initials: FHR itiree Witness i This Power of Attorney is effective immediately and shall continue until the sooner to occur of the termination of the Agreement for the Sale of Real Property between FHR and I{VP dated October 17,2019 or the closing of the Purchase of the Property by HVP p.esuant to that Agreement for the Sale of Real Property(the"Termination Date)_" ?. FHR hereby confirms that all pertains may rely upon this Power of Attorney unless such person has actual notice of the termination of this Power of Attorney The expiration of his Power of Attorney on the Termination Date shall not affect the validity of any ac#sx taken by HVP pursuant to this Power of Attorney prior to the Termination Date. 11WP acknowledges that,in the event 1{VP fails to acquire fee title to the Property.FHR s.'-a;have the option of retaining the Rezoning or not retaining such Rezoning 4_ If any provision or provisions of this Power of Attorney shall be held to be invalid ter any reason,the other provisions of this Power of Attorney shall nevertheless remain in fell force and effect. The laws of the State of Arizona shall govern this Power of Attorney in all ems. lais) The tusienivsed hereby certifies that he is an authorized TCMCIICAULtiVC of FFIR and has the right and power to sign this Power of Attorney on behalf of FUR. Dated'NovernberP,2018 Pacific FH ,L By: Nam . iltlett-Zumf ( nh As its:116±sELIzl_SAFa±_geiert, WITNESS:I, IOU A"JIMA sign my name to this Power of Attorney being first duly sworn and I do declare to the undersigned authority that the person signing this Power of Attorney on behalf of Pacific FH Reson,LLC has stated that he has the power and authority to sign and has signed this Power of Attorney as Pacific FH Resort,LLC's power of attorney and that he signed it willingly,and that I,in the presence and hearing of the signatory above,signed this power of attorney as a witness to the his signing and that to the best of my knowledge the signatory is eighteen years of age or older,of sound mind and under no constraint or undue influence. 01.4. 1-0 Signature of Witness: 1tIiJ11 j Printed Name of Witness: • Jffj STATE OF ARIZONA) COUNTY OF MARICOPA) The foregoing Pow:of Attorney was acknowledged before me,the undersigned Notary Public, thisiktIlay of October,2016,by Afylenvi Loh.' the manager of Pacific FH Resort, tiC, an Arizona limited liability company,on behalf of the limited liability company,and at_A.414.5 the witness. 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U1; mid A § V i e I! F d �(W yp0 h 1:: 8 1 i ba o t We � � �t ' � 13 tali It r4 i it, 1;li ti.;.h Ili rl f gw la Na 1112 4+ j ii ig il " Vil_ .t f ' li 1 I 1Ili illii ill till bI Ti, 111 5z l !I Q '. P Ili I i.41 ] 1 I I d I 1. a g P i 1 .iz jt _ to a1 Lif J 11 j iii 1 III V 1 H h flu I thIn 1 11 ill ii, 4.- !O 21 ;1 V 4 0115P e 114, n 3 i E -ti r ii t,t10— .w :' J 1:- 1 11 lo 1111E1 P i 71 13 1 ;: '7 ; il I t; § ;ii,t3' 11 . i. il t ,zoi4 1�1 i 1.: . s � x E.," i 11 i ii, ,. I 1, ,:i filuiL. 1 f !Ili Ill Z? 1 i €i it iI E' Ilk ORDINANCE NO. 19-03 AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN OF FOUNTAIN HILLS, ARIZONA, AMENDING THE TOWN OF FOUNTAIN HILLS OFFICIAL ZONING DISTRICT MAP FOR APPROXIMATELY 59.79 ACRES GENERALLY LOCATED AT THE NORTHEAST CORNER OF PALISADES BOULEVARD AND SHEA BOULEVARD AS SHOWN IN CASE NO. Z2018-10, FROM L-3 P.U.D. AND OSR TO DAYBREAK PAD. WHEREAS, the Mayor and Council of the Town of Fountain Hills (the"Town Council") desires to amend the Town of Fountain Hills Official Zoning District Map (the "Zoning Map") pursuant to ARIZ. REV. STAT. § 9-462.04, to change the zoning description for a 59.79 acre parcel of real property from L-3 P.U.D. and OSR to Daybreak PAD (the "Zoning District Map Amendment"); and WHEREAS, the Zoning District Map Amendment proposed by this ordinance is consistent with the Fountain Hills General Plan 2010 as amended; and WHEREAS,all due and proper notices of public hearings on the Zoning District Map Amendment held before the Town of Fountain Hills Planning and Zoning Commission (the "Commission") and the Town Council were given in the time,form,substance and manner provided by ARIZ. REV. STAT. § 9-462.04; and WHEREAS, the Commission held a public hearing on July 25, 2019 on the Zoning District Map Amendment; and WHEREAS, the Town Council held an additional public hearing regarding the Zoning District Map Amendment on August 13, 2019. NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE TOWN OF FOUNTAIN HILLS as follows: SECTION 1. The recitals above are hereby incorporated as if fully set forth herein. SECTION 2. The 59.79 acre parcel of real property generally located at the northeast corner of Palisades Boulevard and Shea Boulevard as shown in case no. Z2018-10, as more particularly described and depicted on Exhibit A, attached hereto and incorporated herein by reference, is hereby rezoned from L-3 P.U.D. OSR to Daybreak PAD, subject to the following requirements, under which the applicant shall: a. Ensure compliance with the Daybreak Development Plan approved with this P.A.D except as modified below. b. Ensure compliance with the Town's adopted codes, requirements, standards and regulations, except as specifically stated in the Daybreak PAD Development Plan attached hereto as Exhibit B and incorporated herein by reference and as modified below. C I c. Amend the Development Plan and submit for review and acceptance by the Development Services Director prior to submission of a building permit revised Development Plan documents which comply with the following: i. Cause all buildings to be set back at least 25' from the property line or the height of the building,whichever is greater. Buildings A and B do not currently meet this requirement. ii. Provide greater connectivity from the trail around the MFU area into apartment area. iii. Provide a pedestrian connection from Building Q to the amenity area. iv. Improve pedestrian connectivity from the northern apartment buildings (A, B, C, D, E, & G) to the amenity area. v. Upgrade the design and amenities to meet the General Plan requirement for exceptional design and enhanced amenities. vi. Provide extensive landscaping along Palisades Boulevard that exceeds the minimum requirements set forth in the Subdivision Ordinance. SECTION 3. If any provision of this Ordinance 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 provisions and such holding shall not affect the validity of the remaining portions of this Ordinance. SECTION 4. The Mayor, the Town Manager, the Town Clerk and the Town Attorney are hereby authorized and directed to take all steps necessary to carry out the purpose and intent of this Ordinance. PASSED AND ADOPTED by the Mayor and Council of the Town of Fountain Hills,August 13, 2019. FOR THE TOWN OF FOUNTAIN HILLS: ATTESTED TO: Ginny Dickey, Mayor Elizabeth Burke,Town Clerk REVIEWED BY: APPROVED AS TO FORM: Grady Miller, Town Manager Aaron Arnson, Town Attorney void S i ,AIN,, OFFICIAL SUPPLEMENTARY ZONING MAP t ft AMENDING THE TOWN OF FOUNTAIN HILLS ZONING MAP _ ,�\L...._____N __ \' .VIEW DR! _ 1! \ 11 h .\ f 1 ,,,,,i, ., -,:, ,..s.„, . _---:- .., �\ �9 P..:--) , i 1-, 7 -,,1 (---- -.:1-Q,,._1 1p-- -/- ,-, 1 -7-.T.._ ,,,.1 P72, -41,..TIZN ' 1 ^ST7- ." I i I 5! \---A\ )>>4\imi. .-1-4„ ,\\ ( ii 0' ,14, ' \ (\/' — ----`--- Je LOT 1 c <4f'-Z-n-- I di ii ' \ iDAYBREAK PAD r✓* \\ i ;1 TRACT A VAitEY�V S�P�� .. 41.45' � _.- -_ cnJ'• 84.95' 815.29' 0.1025.70' SHEA BLVD L�55.82' TRACT B _-- �_-` �- ►� _ r 1P ,—� E _ � � e,...----- � s _ \ \ \ / , '''\\ _ I , / , i ;, CASE: Z2018-10 ACREAGE: 58.9 REQUEST: REZONE FROM L-3 P.U.D.AND OSR TO DAYBREAK PAD ORDINANCE: ORD19-03 Please be advised that the attached zoning changes were approved by the Fountain Hills Town Council on August 13, 2019 by Ordinance# 19-03. If you have any questions concerning these changes, contact the Town of Fountain Hills Development Services Department at 480-816-5122. ATTEST: DATE: MAYOR TOWN CLERK Paula Woodward From: Grady Miller Sent: Thursday,July 18, 2019 11:20 AM To: Elizabeth Burke; Paula Woodward Subject: Fwd: Daybreak- 'Inappropriate Land-use'*Please attach this letter to the Staff Report* Liz/Paula, Please include the email below in the official file Daybreak file. Thank you for your assistance. Regards, Grady Begin forwarded message: From: Barbara Goldstein<_M Date:July 18, 2019 at 10:33:22 AM MST To: "gdickey@fh.az.gov"<gdickey@fh.az.gov>, "atolis@fh.az.gov"<atolis@fh.az.gov>, "mscharnow@fh.az.gov"<mscharnow@fh.az.gov>, "amagazine_@fh.az.gov"<amagazine@fh.az.gov>, "depelich@fh.az.gov" <depelich@fliALgov>, "dbrown@fh.az.gov"<dbrown@fh.az.gov>, "sleckrone@fh.az.gov"<sleckrone@fh.az.gov>,"pzc@fh.az.gov.org"<pzc@fh.az.gov.org>, "mmoore@fh.az.gov" <mmoore@fh.az.gov>, "gmiller@fh.az.gov"<gmiller@fh.az.gov> Cc:Barbara Goldstein<1.1111111.111M Subject:Daybreak-'Inappropriate Land-use' *Please attach this letter to the Staff Report* WARNING This email originated from outside of the organization.Do not click links or open attachments unless you have verified the sender and know the content is safe P&Z Members, Madam Mayor and Town Council Members, My name is Barbara Goldstein and I have been a Fountain Hills resident since 2003. My husband, Larry and I moved to the Westridge Village community located just north of Palisades and Shea from Tatum Ranch because we fell in love with the town. We love the small town charm and the dark skies of Fountain Hills. I am writing to you today in opposition of the Daybreak development, specifically the 3'd Proposal, In order for this project to move forward,all the various waivers to the current zoning must get approved including rezoning the parcel. Even though it may appear that the surrounding communities might be against development in general,that is not the general consensus that I have received. In fact,what my neighbors by and large wants is the right kind of development. As a group of leaders please look over all the proposed waivers this developer is requesting and compare it to the Town's vision and the previously approved boutique hotel that was to be built there. There is no comparison. If there are this many waivers,could it be that this project would be better suited for a flat parcel instead of being 1 contingent on multiple waivers to accommodate the type of project they are proposing for this specific site? It seems to me this project is inappropriate for this parcel at Shea and Palisades considering the safety, the natural esthetics as well as the first impression of our beautiful town. The high-density 400 multi-family unit project, Daybreak is out-of-place for the corner of Shea and Palisades for a number of safety reasons. Palisades Blvd does not only slope but it twists and turns providing many blind hazards for the driver and cyclists who share the road. The road is increasingly challenging between Shea and Vista Drive which is our entrance to Westridge Village.According to the 3'd Proposal,the developer wants to have two entrances on Palisades that also serve as exits allowing cars leaving Daybreak to travel right(northbound)and left(southbound)navigating oncoming traffic. There are no plans for a signal light to control the various traffic flows. The south Daybreak entrance would be located directly across from The Summit entrance. This would create 9 different traffic patterns. Rush hour in the mornings and evenings will further complicate the traffic patterns. Are you sure you want to sign off on such a dangerous proposition? A second issue with Daybreak is the inappropriate land use as it relates to esthetics. The bunker-style, bright colorful design does not fit in with the surrounding neighbors:Crest View, Fire Rock,The Summit and Palatial Estates and Westridge Village. When the firehouse was built on Fountain Hills Boulevard, the builder built it with designs to reflect the surrounding architecture. The Daybreak design is more fitting near commerce and not appropriate for this location.Also,for the Daybreak project fit on this parcel of land, the developers are proposing removing 30 feet off the top of the hill and moving the earth down into the preserve beyond the boarder of this parcel. At least the previously approved boutique hotel had plans to build on and around the existing hill without destroying the hilltop. My last concern is the inappropriate land use as it relates to the first impression of our beautiful town. The beautiful fountain on the corner of Shea and Palisades is such a gorgeous statement of living ter in a beautiful town. Is this tragic design the first impression we want at our gateway into Fountain Hills? Please take a moment to consider what the neighborhood of the 4 communities(Westridge Village,the Summit,Crestview and Palatial Estates are saying. We aren't against development,we are against the wrong development. The current zoning is for a boutique hotel. A boutique hotel built into the hill,with a signal light for safety and proper traffic flow can be designed to blend in with the surrounding area. We are ready for a boutique hotel. Please be patient.The right developer with the right plan will come along. Please attach this letter to the Staff Report. Thank you, Barbara Goldstein Fountain Hills,AZ resident C 2 4 Paula Woodward From: Ray Fikes Sent: Wednesday,July 17, 2019 8:23 PM To: PZC (Commission) Subject: Daybreak WARNING:This email originated from outside of the organization. Do not click links or open attachments unless you have verified the sender and know the content is safe. My name is Raymond Fikes and I am a homeowner in the Crestview estate development. I've lived in my home now for 14 years. I bought and built in Crestview Estates for its exclusivity and luxury. I feel that the proposed 400 unit apartment development complex, namely Daybreak,will be devastating to my property value. Additionally,I exit from Crestview onto Palisades every morning. I take my life in my hands pulling out into traffic here because the oncoming traffic is coming from the north from not only a blind corner but a depression. The traffic demands that this new complex will put on Palisades Boulevard from the Crestview exit southward to Shea Boulevard is unthinkable and downright dangerous. This letter is in opposition of the Daybreak development being approved,in the strongest possible terms. Please feel free to call me at for further information. All text transcribed verbally by Dragon 13. This email and any files transmitted with it are confidential and intended solely for the use of the individual or entity to whom they are addressed. If you are not the intended recipient you are notified that disclosing, copying, distributing or taking any action in reliance on the contents of this information is strictly prohibited. .ftxt Virus-free. www.avast.com S I tw Paula Woodward From: Grady Miller Sent: Wednesday,July 17, 2019 9:59 PM To: Walt Franklin Cc: Paula Woodward; Elizabeth Burke Subject: Re: Palisades development Walt, Thanks for sharing your opinion on the Daybreak zoning case and minor general plan amendment. We include your email in the official file on the matter. Regards, Grady On Jul 17, 2019, at 6:49 PM, Walt Franklin 1111.1111111.111 wrote: WARNING:This email originated from outside of the organization. Do not click links or open attachments unless you have verified the sender and know the content is safe (lior _ Dear Friends, On a brief return trip to town I was shocked to see Zoning Change signs along Palisades in the current Resort Development area. It was extremely difficult for me to imagine my fellow Town and Community conscious activists(you) were still contemplating such a drastic change for the residents of that area within our community. I have always been an advocate of the principle that "you only own what you buy", and I stand by that yet today. At the same time, "what you purchase " in hill and mountainside development areas has a lot more to the equation. When you assess the purchase a wise buyer takes into consideration "WHAT CAN BE BUILT" in the area around his home "UNDER EXISTING ZONING CONDITIONS". Looking out your imagined windows and seeing a normal home on the hill across the way is entirely different than imagining that hill being entirely ripped apart and replaced with a multi unit, multi story complex. service facilities and parking lots. I'll be honest, the original concept for that development including an upscale life care compliment with garages and a resort atmosphere Molded into the current Fountain Hills Environmental setting had great potential appeal to me. It would fit our valued life style, and appeal to lots of current residents which then would open their homes to new families. Whether or not the proposed development can be successful, you owe it to your constituents to protect their lifestyle to the maximum extent possible. Lets be honest, disregarding the degradation effect on current residents. a mass multi family complex such as this will never pay for itself in F.H. We have no employment to support it and the demand for services will far out strip potential gains in sales tax and cash flow benefits to the city. Do the right thing, stand up for and protect the residents you pledged to serve and protect. 0$) 'wig) 2 Paula Woodward From: Sent: Tuesday,July 16, 2019 3:38 PM To: PZC (Commission) Subject: Re:gdickey@fh.az.gov WARNlr1! This email originated from outside of the organization.Do not click links or open attachments unless you have verified the sender and know the content is safe. I am emailing you in direct opposition to the proposed rezoning project and the only reason I cannot show up in Red on the 25th is because I am a commercial pilot and gone quite a bit during the month. I live in the summit at crestview which was never fully developed and directly across the street on Palisades. I've been here 8 years now and can tell you first hand just how dangerous this location on Palisades is as the cars come down off of the hill sometimes at blinding speeds and have almost been hit many times turning into my complex. There isn't much beauty left to Fountain Hills due to what I consider to be over development as it is and to take away the beauty of what little is left of the pristine desert is nothing short of irresponsible and uncaring for our beauty and environment. ‘110I vote a resounding no to the proposal for rezoning and will not support you if you let this go forward. On Tue,Jul 16, 2019 at 3:37 PM < wrote: Good afternoon, I am emailing you in direct opposition to the proposed rezoning project and the only reason I cannot show up in Red on the 25th is because I am a commercial pilot and gone quite a bit during the month. I live in the summit at crestview which was never fully developed and directly across the street on Palisades. I've been here 8 years now and can tell you first hand just how dangerous this location on Palisades is as the cars come down off of the hill sometimes at blinding speeds and have almost been hit many times turning into my complex. There isn't much beauty left to Fountain Hills due to what I consider to be over development as it is and to take away the beauty of what little is left of the pristine desert is nothing short of irresponsible and uncaring for our beauty and environment. I vote a resounding no to the proposal for rezoning and will not support you if you let this go forward. t Regards, Raymond Ambrosini IIIIIII East Valley Vista Drive 'to) Fountain Hills Az, 85268 • Paula Woodward tw From: Dennis Dowling Sent: Tuesday,July 16,2019 10:00 AM To: PZC(Commission) Subject: proposed Gateway development on Palisades and Shea WARNING:This email originated from outside of the organization. Do not click links or open attachments unless you have verified the sender and know the content is safe. I am writing to urge a no vote for the proposed Gateway development on the corner of Palisades and Shea. This is a high density rental project that is located at a spot that people enter Fountain Hills. I think this is not the image Fountain Hills wants to project. Please do not approve this development Elaine and Dennis Dowling Brittlebush Lane Fountain Hills, AZ 85268 111110 Paula Woodward From: Marissa Moore Sent: Monday,July 15, 2019 3:14 PM To: John Wesley Cc: Paula Woodward Subject: Fwd: Proposed Daystar Development Get Outlook for iOS Forwarded message From: "Brenda Badenhorst" <ga Date: Sun, Jul 14, 2019 at 4:28 PM -0700 Subject: Proposed Daystar Development To: "Marissa Moore" <namoore(fh.ar,.guv> wrt ;Nrr This email originated from outside of the organization.Do not click links or open attachments unless you have verified the sender and know the content is safe. To The Mayor, Vice Mayor, Town Council and Planning & Zoning Committee, Fountain Hills is a unique community that has been able to maintain that small town atmosphere. It is the reason many of us have moved here. As a Dark Sky community, we as residents must question the need for unnecessary development. The Daystar Developers have no personal investment in our community. They are not a local town business or residents of our beautiful town. Developing a 400 multi residential unit complex on the corner of Shea and Palisades only benefits the developer. They are requesting our town waive the million dollar developer fee and change the zoning for this location. There is a substantial difference in developing a resort on this property and building cheap apartments. A resort attracts tourists generating business for our town and not compromise the integrity of our Dark Sky community. While the argument could be said that adding 400 apartments would also generate business for our town, it also generates a substantially larger amount of traffic than a Resort would. In addition it creates the image that we are like any other community in the Phoenix Metropolitan area. As a Town we have prided ourselves on being an unique community. While we are aware that change is inevitable, and realistic that this property will at some point he developed, we are asking that the change stay consistent with who we are as a community. We hope the leadership of our town will seriously weigh the consequences of allowing such a development on one of the two main arteries into Fountain Hills. We ask that you maintain the integrity of Fountain Hills as the beautiful, exclusive Dark Sky community that it is now. Thank You, VI) Abel and Brenda Badenhorst • Egg Redrock Drive Fountain Hills, AZ • 2 Paula Woodward 0 From: Marissa Moore Sent: Monday,July 15, 2019 3:11 PM To: John Wesley Cc: Paula Woodward Subject: Fwd: Proposed Apartment Complex at Palisades and Shea Get Outiu(ik for iOS Forwarded message From: ' Date: Mon, Jul 15, 2019 at 3:10 PM -0700 Subject: Proposed Apartment Complex at Palisades and Shea To: "Marissa Moore" <inil ol-c(u;lh.ai..liov> This email originated from outside of the organization.Do not click links or open attachments unless you have verified the sender and know the content is safe. Dear Marissa Moore, We have lived in Crestview for 10 years now. We moved here from the northern suburbs of Chicago.When we were looking for a home in the Phoenix area,we could have lived anywhere but selected Fountain Hills because we loved the 4411) beauty of the land,the mountains and the views.We loved how spread out all the homes were and the fact that most communities were gated. We are very disappointed to hear that a plan for an apartment complex is actually being proposed in a such a beautiful area on Palisades and Shea.This is no place for an apartment complex among the very exclusive communities that border this area.Aside from changing the look of our beautiful town with this proposed complex,the traffic is also a concern.Trying to exit onto Palisades is very challenging as it is now. Cars are speeding from the hills and curves and visibility is very poor. The most important part being, is what this will do to our property values. It seems many homeowners have difficulty selling their homes and have even considered changing to a Scottsdale zoning instead of Fountain Hills. I think this would really affect our property values in a very negative way. I am also concerned about crime.We have felt that we live in a small town and things are pretty quiet for the most part. I think having 400 apartment rentals which include low income housing would definitely change that feel and our crime rate. Please do not allow this proposed complex to get approved. This is the making for a disaster. Thank you for your consideration, oLarr and Beth Cohen Arista Lane Fountain Hills,AZ 85268 NJ 1 Paula Woodward From: " Sent: Monday,July 15,2019 7:36 AM To: PZC(Commission) Subject: Proposed Apartment Complex at Palisades and Shea This email originated from outside of the organization.Do not click links or open attachments unless you have verified the sender and know the content is safe. To the Entire Planning and Zoning Commission, We have lived in Crestview for 10 years now.We moved here from the northern suburbs of Chicago.When we were looking for a home in the Phoenix area, we could have lived anywhere but selected Fountain Hills because we loved the beauty of the land, the mountains and the views.We loved how spread out all the homes were and the fact that most communities were gated. We are very disappointed to hear that a plan for an apartment complex is actually being proposed in a such a beautiful area on Palisades and Shea. This is no place for an apartment complex among the very exclusive communities that border this area. Aside from changing the look of our beautiful town with this proposed complex, the traffic is also a concern.Trying to exit onto Palisades is very challenging as it is now.Cars are speeding from the hills and curves and visibility is very poor. The most important part being, is what this will do to our property values. It seems many homeowners have difficulty selling their homes and have even considered changing to a Scottsdale zoning instead of Fountain Hills. I think this would really affect our property values in a very negative way. I am also concerned about crime.We have felt that we live in a small town and things are pretty quiet for the most part. I think having 400 apartment rentals which include low income housing would definitely change that feel and our crime rate. Cy Please do not allow this proposed complex to get approved. This is the making for a disaster. Thank you for your consideration, Larryand Beth Cohen Arista Lane ountain Hills,AZ 85268 • Paula Woodward From: Max &Tiff Starks Sent: Friday,July 12,2019 10:45 PM To: Ginny Dickey;Art Tolis;Mike Scharnow;Alan Magazine; David Spelich; Dennis Brown; Sherry Leckrone; PZC(Commission) Cc: Grady Miller;John Wesley; Marissa Moore Subject: Daybreak plan WARNING This email originated from outside of the organization.Do not click links or open attachments unless you have verified the sender and know the content is safe Dear elected officials, council people and commissioners, I am writing to share my disapproval of the proposed Daybreak Multi- Family complex at the corner of Shea and Palisades, and to urge you not to vote in favor of this project. The main reason 1 chose to purchase and move here 10 years ago was because of the beautiful scenery, low-density high value homes and the dark sky quiet community it offered. That would be all gone if you decided to move forward with the DAYBREAK PROJECT! Being a resident of Crestview this would be a direct impact to my daily life. How, you might ask? First,and foremost, the moment I would exit my subdivision, there would be a lot more traffic merging on to Palisades for morning commuters with no proposed changes to traffic patterns or entry,and that now becomes a major hazard. Second, Fountain Hills prides itself in a pristine, panoramic view of the mountains and vistas! This would not be so entering from the west going east on Shea. Daybreak does not fit with the surrounding neighborhoods or consistency of housing structures that you see while driving. In fact, in Chapter 3 of the General Plan it states, "Protect and preserve existing neighborhoods from incompatible land uses." i believe adding a multi-story 400+ unit'rental'complex is inconsistent with the low density, single-family homes and communities that surround this space. A lot of zoning ordinances would have to be changed, and against our wishes,to accommodate this project. About 13 zoning changes would have to change which is far too many in my opinion, and most likely not be adhered to like previous apartment projects,i.e. Park Place. Also, isn't there a 100+ unit apartment complex going up behind the Basha's shopping plaza as well? Why do we need another complex when there are plenty of homes,apartments and condos vacant and for rent in Fountain Hills. In closing, please think long and hard about the look and feel of our town, as well as,the wishes of its residents before making this decision. Once you do it can not be undone. Protect our views, values and essence that is the "Fountain in the Hills"! ** Please add this to the Staff Report** Sincerely, Max Starks Crestview Resident i Daybreak Proposal 7-11-19 • Traffic and traffic safety is of utmost importance to all Fountain Hills residents,visitors or commuters who use Shea andlor Palisades Boulevards daily. This is an extremely busy intersection and one of 3 main arteries into the Town of Fountain Hills. There are over 15,390 cars per day on Palisades Boulevard and the proposed Daybreak development could generate approximately 2500 more trips daily. The proposed entrances/exits could lead to traffic accidents and possible deaths due to blind corners,especially from traffic accelerating after turning left at Shea onto Palisades. • Currently there are 3 developments that exit onto Palisades near Shea-Crestview,the Summit at Crestview and Westridge/Westridge Village. The 3 have almost 200 homes. If Daybreak is allowed,there will be over 600 households exiting onto Palisades. These 5 exits will all be within 1/3 mile of Shea.There are no planned traffic controls. • Fountain hills is renowned for its pristine image and panoramic mountain views and vistas. We just spent a lot of money and time to fix and upgrade the fountains at the corner of Shea and Palisades. This will become a total waste of money if people drive into town and see apartments overwhelming the current beautiful view of the fountain,town,and all the mountains you can see. It truly is a wonderful panorama, as should be cherished as such. This would also obscure some of the view from people across the street (off Palisades),who we are sure bought these residences with the views fully in mind.There should not be any 3 level buildings here! 411, • The General Plan (2010) of Fountain Hills in Chapter 3, Land Use Element, page 34, Goal Five states "Protect and preserve existing neighborhoods from incompatible adjacent land uses." The surrounding neighborhoods are all low density, high value single family homes. Daybreak is nut a compatible neighbor with a potential 400-unit multi-family rental complex that would obliterate the beautiful hillside and take it down to street level. • The current Zoning for this property is for Lodging. L-3 (General Plan, Chapter 2, page 16 and page 28, Figure 8)not for MFU (Multi.FamilyUnrestricted) and MFR (Multi-Family Restricted)use. This zoning should not be changed to anything other than low density, single family homes, if it is changed at all,so that it is compatible with the rest of the adjacent land use. • The number of Zoning and Ordinance changes(at least 13) to accommodate this development is too many and will likely not be adhered to, like many of the other requested zoning changes from other developments that the Town of Fountain Hills council has approved in the past few years. i.e. Park Place, the apartment building downtown that does not represent Fountain Hills architectural structures • Changes from the 2nd to 3'd Submittal by the Developers consisted of only 4 things:a walking trail, a sidewalk from MFR to MFU, a small rooftop garden on the 600'3-story building and elimination of Assisted Living although they kept the same amount of units so even more people could be living there. s There are many vacancies throughout Fountain Hills for rental apartments, condos and/or homes. And a new rental community is planned for behind Bashas with 139 units and that would be fine there. We Do Not Need Further Rental Units! c We are very troubled by rumor that the developer wants to dump all dirt/rocks removed from ridge into the ravine(s)below. This is ridiculous and potentially very harmful to wildlife (haven't we encroached enough already)and to saguaros. We thought all the ravines were protected,and they should stay that way! If they build there,they should only be allowed to build single family homes(preferably single level),and all dirt/rocks should be hauled away,just as done at Firerock,etc. Sincerely, James and Maria Chase E Ocotillo Dr %oft. Paula Woodward From: Bob Hahn Sent: Thursday,July 4, 2019 10:11 AM To: PZC (Commission);Alan Magazine; Art Tolis; David Spelich;Dennis Brown;Ginny Dickey; Mike Scharnow;Sherry Leckrone;Grady Miller; Marissa Moore Cc: 'ROBERT COURTNEY.; Steve Messel;'Wayne Zielinski'; Subject: Daybreak BOOM and BUST Attachments: S Daybreak BOOM and BUST.docx 1 WARNING-This email originated from outside of the organization.Do not click links or open attachments unless you have verified the sender and know the content is safe. Below is a copy of a letter published in the FH Times on July 3 concerning Daybreak's complete lack of effort to understand the make-up of the ground under their proposed apartment complex at Shea and Palisades.All of the surrounding neighbors are concerned about possible "blasting" on the site as Daybreak attempts to scalp 30 feet off of the hill. While the Daybreak developers stated emphatically at the"community meeting" no blasting would be required, we now know based on the documents they submitted that they have no clue as to whether or not blasting would be used. I hope you hold their feet to the fire on this issue when they come before you in the next two months Daybreak: BOOM and BUST! (I, Daybreak has submitted to the town a rezoning request to construct a 400 unit apartment complex on the corner of Shea and Palisades. Their application included a geotechnical report submitted by Copper State Engineering, dated January 26, 2019, commissioned by Daybreak. The report concluded that a more current analysis should be made of the makeup of the ground under the hill that Daybreak wants to cut 30 feet from. The report itself was simply a paper study that recapped a seismic study made by another firm, Western Technologies, in 1999 (yes 20 years ago) and another backhoe study made in 2005. The maximum depth of those very old studies was to a depth of only 10 feet. Mind you, Copper State Engineering made no tests whatsoever, but strongly urged Daybreak to do so. Daybreak has not done that. At a community meeting Daybreak held in February 2019, when asked if blasting would be required, the Daybreak people categorically stated no blasting would be needed. How could they possibly know that to be the case if they have no idea what the ground makeup is between 10 feet and 30 feet? They don't. Mind you Copper State made no tests because they were not asked to by Daybreak. What if they run into solid rock below 10 feet and they need to blast; and what if that blasting causes structural damage to the houses in the nearby, surrounding neighborhoods? What if it damages Palisades? Regardless of what some people say, you never know what the results of this type of blasting will be, until it goes BOOM! Then it's too late. , Bob Hahn 2 to, Paula Woodward From: Phil Parrish Sent: Wednesday,July 3, 2019 7:08 PM To: David Spelich; Dennis Brown;Sherry Leckrone; Marissa Moore; John Wesley; PZC (Commission);Ginny Dickey; dspelich@fh.az.gov; Alan Magazine; David Spelich; Dennis Brown;Sherry Leckrone; Marissa Moore;John Wesley;PZC (Commission); Grady Miller Subject: Fwd:Daybreak concerns WARNING:This email originated from outside of the organization. Do not click links or open attachments unless you have verified the sender and know the content is safe. Fountain Hills Town Council Members, Planning and Zoning Commission & Department and Town Manager. I would like to let you know that noting the 3rd submittal by Daybreak, 1 still oppose this project. Please include my opposition in the Staff Report. Respectfully, Phil Parrish Forwarded Message Subject:Daybreak concerns Date:Tue, 4 Jun 2019 23:10:25 -0700 From:Phil Parrish To:Ginny Dickey <gdickey(a).fh.az.gov>, atolis(cia.az.gov <atolis(a),fh.az.gov>, Mike Scharnow <mscharnow(r4fh.az.gov>, Alan Magazine<amagazine(fh.az.gov>, dspelich a;fh.az.gov <dspelich(aifh.az.gov>,dbrownnfh.az.gov <dbrown(fh.az.gov>, sleckrone(>,fh.az.gov <sleckrone�,fh.az.gov>, Marissa Moore <mmoore(a fh.az.gov>, jwesley(i4h.az.gov <jwesleya,fh.az.gov>, pzcAfh.az.gov<pzc a fh.az.gov>)Grady Miller<gmiller a,fh.az.gov- Fountain Hills Town Council Members, Planning and Zoning Commission & Department and Town Manager I have put off writing this letter in hopes that I wouldn't need to. It appears that you are continuing to consider the Daybreak proposal at the Northeast corner of Palisades and Shea, the main entry to Fountain Hills from the Scottsdale area. I trusted the General Plan of Fountain Hills where it states that you must "Protect and preserve existing neighborhoods from incompatible adjacent land uses." There is nothing more egregious to this neighborhood than this proposal. It seems that Daybreak wants to compare their proposal with a proposal that changed the zoning some 20 years ago. I lived here 20 years ago and at that time many of the neighborhoods that are most affected by this proposal were not even here. Since then those neighborhoods have established themselves and we are fortunate that they have added to the beauty of the entrance to our town. I can not recall at any time where the Town has allowed anyone to scrape off a hilltop to this magnitude. That will destroy the serenity of the Sonoran Desert that the Town was to carefully protect with it's flora, fauna and scenic vistas. This project does not belong in the middle of any single family neighborhood in Fountain Hills, and especially in the entrance to our town. The builders are asking for 13 variances, waivers or changes in the I General Plan. This is exactly why those are in the General Plan. To allow the Town to keep something like this out of where it doesn't belong. Rental Apartments,(basically 400 units)some 40 ft high and 600 ft long buildings(23 of them) need to be where the zoning permits, not where they are specifically excluded, the Town has made that clear in it's General Plan. Then there is the traffic problem and the dangers that 400 units will cause at the very entrance to our Town. You are suppose to represent the Town where it is mentioned above. The sad part of this is that if it is allowed, it can never be reversed. Please represent your constituents by following what is written that the Town, you, will do and protect the hilltop from being eliminated and preserve our neighborhoods. Please include this letter in the Staff Report. Sincerely, Phil & Marti Parrish J j 2 Daybreak: BOOM and BUST! Daybreak has submitted to the town a rezoning request to construct a 400 unit apartment complex on the corner of Shea and Palisades. Their application included a geotechnical report submitted by Copper State Engineering, dated January 26, 2019, commissioned by Daybreak. The report concluded that a more current analysis should be made of the makeup of the ground under the hill that Daybreak wants to cut 30 feet from. The report itself was simply a paper study that recapped a seismic study made by another firm, Western Technologies, in 1999 (yes 20 years ago) and another backhoe study made in 2005. The maximum depth of those very old studies was to a depth of only 10 feet. Mind you, Copper State Engineering made no tests whatsoever, but strongly urged Daybreak to do so. Daybreak has not done that. At a community meeting Daybreak held in February 2019, when asked if blasting would be required, the Daybreak people categorically stated no blasting would be needed. How could they possibly know that to be the case if they have no idea what the ground makeup is between 10 feet and 30 feet? They don't. Mind you Copper State made no tests because they were not asked to by Daybreak. What if they run into solid rock below 10 feet and they need to blast; and what if that blasting causes structural damage to the houses in the nearby, surrounding neighborhoods? What if it damages Palisades? Regardless of what some people say, you never know what the results of this type of blasting will be, until it goes BOOM! Then it's too late. Bob Hahn Paula Woodward From: Barry Alexa Sent: Saturday,June 29,2019 3:48 AM To: PZC (Commission) Cc: Barry Alexa Subject: FW: Daybreak Proposal#3 {WARNING This email originated from outside of the organization.Do not click links or open attachments unless you have verified the sender and know the content is safe. • Dear Fountain Hills Town Council & Zoning and Planning Commission, We would like to express our concerns/comments regarding the Daybreak project: • The General Plan (2010) of Fountain Hills in Chapter 3, Land Use Element, page 34, Goal Five states"Protect and preserve existing neighborhoods from incompatible adjacent land uses." The surrounding neighborhoods are all low density, high value single family homes. Daybreak is not a compatible neighbor with a potential 400-unit multi-family rental complex that would obliterate the beautiful hillside and take it down to street level. • The current Zoning for this property is for Lodging, L-3 (General Plan, Chapter 2, page 16 and page 28, Figure 8) not for MFU (Multi-Family Unrestricted)and MFR (Multi-Family Restricted) use. This zoning should not be changed to anything other than low density, single family l homes, if it is changed at all, so that it is compatible with the rest of the adjacent land use. "Ng) • Traffic and traffic safety is of utmost importance to all Fountain Hills residents, visitors or commuters who use Shea and/or Palisades Boulevards daily. This is an extremely busy intersection and one of 3 main arteries into the Town of Fountain Hills. There are over 15,390 cars per day on Palisades Blvd and the proposed Daybreak development could generate approximately 2500 trips daily with 148 generated during the AM peak hour and 178 during the PM peak hour alone! The proposed entrances/exits could lead to many traffic accidents and possible deaths due to blind corners. • Fountain Hills is renowned for its pristine image and panoramic mountain views and vistas. This is the Gateway to Fountain Hills from the West and will not be the image that we want our town to represent. A rental complex at the entrance to this beautiful town with half million to multi-million dollar homes presently all around it is not cohesive with a 'Beverly Hills of Arizona"mentality. • The number of Zoning and Ordinance changes (at least 13) to accommodate this development is too many and will likely not be adhered to, like many of the other requested zoning changes from other developments that the Town of Fountain Hills council has approved in the past few years. i.e. Park Place, the apartment building downtown that does not represent Fountain Hills architectural structures. • There are over 60 vacancies throughout Fountain Hills for rental apartments, condos and/or homes. Do we need additional empty rental apartment complexes at the gateway? • Traffic flow presents safety concerns; traffic flow will increase traffic congestion; we want a Cir 'Town Traffic Engineer' to do a traffic study, not a developer traffic study; police presence? • Esthetics; the style should blend in with existing neighborhoods for gateway to Fountain Hills; multi-story buildings do not. • Project violates the FH General Plan requirement (Chapter 3, Goal 5), to "preserve existing neighborhoods from incompatible land uses". • Rental property should not be at entrance of Fountain Hills; if this type of development is favored, keep the density in more favorable areas(i.e. by the fountain, downtown). • The massive amounts of cut and fill contradicts the group working with the topography and slope; if they are using that tactic, why not cut 40' to minimize the impact on surrounding existing houses; if that's an issue, keep it at two stories. • Exterior lighting should be a concern; what will happen to the dark sky initiative • Hotel vs Daybreak: o Violating OSR and 11 acres of HPE areas by moving entrance / exit roads outside of the 25 acres o Eliminating the traffic light that was for safer transition from hotel to southbound lanes o Increased traffic on Palisades with completion of CopperWynd (+268 rooms) and Adero Canyon (+103 houses). Daybreak would add an additional 400 residences. • Waivers o Building height 40' vs. 30' o Major areas of OSR o Cut and fill way beyond ordinances • Zoning change vs the General Plan o Apartments not fitting existing surrounding communities o Destruction of the look of Fountain Hills main portal —curb appeal • What is the timeframe for development: construction and noise for surrounding communities? Please attach this email to the Staff Report". Sincerely, Barry and Ann Alexa E. Hillside Dr, Westridge Village Cir Paula Woodward0 From: Sent: Friday,June 28, 2019 10:19 AM To: Paula Woodward Subject: please enclose with packet for next PZ meeting. (WARNING;This email originated from outside of the organization.Do not click links or open attachments unless you have verified the sender and know the content is safe. I am writing to you today on behalf of the residents of Crestview to express our concerns regarding the Daybreak proposed apartment complex. We have several concerns, but our most urgent concern is the impact on traffic. Currently there are 3 HOA's that exit onto Palisades within 1/3 mile of Shea—two of those HOA's entrances are directly across from each other. . Those developments contain over 200 homesites. In that 1/3 mile there are curves, hills and blind spots. It is difficult at best under current circumstances to exit— especially since traffic is well over the legal speed limit and Palisades is a truck route. Daybreak development with their 400 new families— by their own numbers — would add over 2,500 trips each day; and since their southern driveway exit is only 700' from Shea Boulevard, the danger and bottleneck issues are obviously severe. .4) We cannot imagine the dangerous and treacherous driving conditions if Daybreak is approved and we have over 600 households exiting onto Palisades within 1/3 mile of Shea, the main road that allows us to exit Fountain Hills. Please consider the lives and safety of our residents and deny this project. If you wish to experience the current situation, please contact me or Michelle Webb and we will be glad to arrange a "tour" of current exits of the 3 subdivisions with 1/3 mile of Shea. Carol Kelso Vice-President, Crestview HOA J 1 L. Paula Woodward From: Linda Goddard Sent: Friday,June 28, 2019 6:24 AM To: Ginny Dickey; Art Tolis;Alan Magazine; David Spelich; Dennis Brown; Sherry Leckrone; Grady Miller;John Wesley; Marissa Moore;PZC (Commission) Subject: Please attach to staff report. WARNING:This email originated from outside of the organization. Do not click links or open attachments unless you have verified the sender and know the content is safe. 1 am writing to lodge my objections to the proposed development at the corner of Shea & Palisades. 1. Currently there are 3 developments that exit onto Palisades near Shea—Crestview, the Summit at Crestview and Westridge. The 3 have almost 200 homes and are still growing. If Daybreak is allowed, there will be over 600 households exiting onto Palisades. These 5 exits will all be within 1/3 mile of Shea. There are no planned traffic controls. According to traffic studies,there are currently 15,390 car trips per day on Palisades Boulevard. the proposed Daybreak development will add 2500 trips daily—almost 18,000 cars will pass our entrance daily. Our Palisades exit is difficult and dangerous now. We have to deal with curves and blind spots that err impair our ability to see incoming cars—many of which are speeding. An additional 400 households will certainly make our Palisades exit even more dangerous. 2. The proposed development is inconsistent with Fountain Hills General Plan which mandates that the town must "Protect and preserve existing neighborhoods from incompatible adjacent land uses." The current surrounding neighborhoods(Crestview, the Summit of Crestview, Westridge, Palatial Estates, Firerock and Eagle Ridge) are all low density, high value single family homes. Daybreak will be a 400- unit multi-family rental complex that would obliterate the beautiful hillside and take it down to street level. The development of rental apartments is clearly not consistent with the adjacent housing developments all of which are single family,high end homes. Placing a huge,medium priced rental apartment complex near us will certainly change our area and lower our property values. I respectfully request that you vote NO on this development. Linda Goddard Arista Lane Fountain Hills,AZ 85268 411W Paula Woodward From: Sent: Thursday,June 27, 2019 8:23 AM To: Paula Woodward Subject: l didn't see that this had gone, so am resending. Can you advise that it was received. Nancy Plencner 1 WARNING:This email originated from outside of the organization.Do not click links or open attachments unless you have verified [the sender and know the content is safe. PAULA: PLEASE MAKE CERTAIN THIS LETTER IS PLACED IN EACH COMMISSIONER'S PACKET Dear FH Planning and Zoning Commissioners: With this letter I would like to be on the record as opposing the multifamily Apartment project called Daybreak proposed for the corner of Shea and Palisades Drive in Fountain Hills. This large tract of land was initially platted for a luxury resort/hotel. Today the developers of this 49 acre rolling desert parcel are proposing something entirely removed from that initial platting. They are seeking waivers, massive land disturbance and ridicules density in what today is primarily a high end, luxury home, gated community area of Fountain Hills, and one of the most beautiful gateways into our Town. MCO, the developer seeking these changes has presented a third (3) version of the development that if anything is less attractive and non conforming than earlier submissions. Recommendations from Town staff are also being ignored by this developer. Their box like garage buildings on the Palisade Perimeters appear to be small airplane hangers, or something one would expect to see in an industrial park. Further the multi story apartments sit on flat ground looming over what had been arroyos and gullies effectively forming view barriers. The 400 units are to be studio to three bedroom units, with rents in the $1500 per month range. The average rent in the Phoenix area is $1,200 so these so called luxury apartments, so named by the developer, are certainly not that and before long would most likely be occupied by Section 8 housing renters. In order to accomplish the Daybreak vision, over 50 feet deep natural arroyos need to be in filled, by bladeing rolling desert hillsides into a flat surface upon which the triple story units will sit in all their architectural ugliness. Further, the only egress into the project will be two drives dumping hundreds of cars onto Palisades and clogging up the ,,,,,. intersection of Palisades and Shea. The project is not gated allowing any one off the street to drive in, park, cause mischief and make a quick escape. The density of Daybreak is immense, three bedroom units could have as many as six or more individuals in them, two bedroom units 4 or more. Each of those occupants could have a personal car resulting in multiple vehicles competing for parking which would have to be accommodated in the front of each complex...not to mention the massive traffic burden in and out of Daybreak. 400 apartments could result in hundreds if not thousands of individuals and cars, Apartments have no place on this parcel, or for that matter in FH which already has plenty of rental spaces sitting empty. As we can now clearly see with the green monster apartments on The Avenue of the Fountains the promise of that massive apartment development has so far only brought lots and lots of empty buildings along with increasing reports of crimes such as break ins and burglaries. Just remember these Green Monsters were also labeled as "Luxury Apartments" and I have been in them and can tell you there is not much luxuriousness to them. FH is a luxury brand, with million dollar homes, condos and the heralded mansions of Firerock. Why in the world at the feet of the entrance to Firerock would FH want to dumb down their brand with ugly lower priced housing? Our Mayor says it is to attract young families to move here and fill up our schools. If that is the case, what is the matter with building more single family higher priced homes that would attract higher income families to move to Fountain Hills? The only thing Daybreak will attract are transient renters who will pay no taxes, will likely leave each morning and return at night and not shop or invest in our Town. At least Condos would be a step up from what is proposed, look at the gorgeous condos built in the front part of Firerock, with all the upgrades they are selling at over a million each. Do not be misled by MCO, the luxury resort hotel as initially platted would throw off substantially more tax revenue than these apartments while providing the community with a beautiful destination that when well designed, and conforms with the land, would blend in with the existing neighborhoods. The Valley is full of gorgeous resorts that sit seamlessly alongside multi million dollar homes. Visitors to such a resort are more likely than not to purchase existing FH homes while most certainly apartment dwellers as Daybreak proposes will never be in the market for a FH home. This down branding and the accompanying diminished value to our properties is not necessary. Daybreak is only the misguided and financially driven scheme of a local developer who believes they have an "in" with the local politicians to approve this fiasco. Commissioners, please pull the plug on this inappropriate project. Vote No on Daybreak. Nancy Plencner, East Cavern Drive, Fountain Hills, Arizona 2 Paula Woodward From: Karen ZUBERT Sent: Wednesday,June 26, 2019 4:43 PM To: PZC (Commission) Subject: Letter Regarding Daybreak Development Attachments: Ltr to FH re Daybreak Development2.pdf.docx [WARNING:This email originated from outside of the organization. Do not click links or open attachments unless you have verified the sender and know the content is safe. I have attached a letter outlining my concerns regarding the Daybreak Development. I hope you you will include these concerns in the decision in allowing this development to move forward. Karen Zubert Westridge Village Resident J 0 TO: Fountain Hills Town Zoning and Planning Commission Ler Fountain Hills Town Council &Town Manager RE: Daybreak Development Proposal FROM: Karen Zubert, Westridge Village Resident I would like to express my dissatisfaction to both the Fountain Hills City Zoning and Planning Commission as well as the Fountain Hills Town Council regarding the proposed Daybreak development for 400 Studio, 1, 2 and 3 bedroom rental apartment units submitted to the town for approval in order to change the zoning the for this piece of property. I have several objections to this development. 1. I am concerned about the increase in traffic along Palisades Blvd this project would generate. We were told by the developers a study was done regarding this concern and, other than turn lanes into the complex, nothing extra would be needed to accommodate the increased traffic created by this development. The study states there would be an additional 2,500 vehicle trips added to Palisades Blvd which would represent 400-600 vehicles with onsite parking in the development for about half of that number. What you may be not be aware of, is that the turning out of Vista Dr onto Palisades Blvd from the east or west is very difficult. The site-line along Palisades Blvd just prior to the intersection at Vista Dr has a large dip in the road on the north side and has a marked curve coming from the south making it difficult to see traffic approaching in either direction. If one needs to cross the medium it makes it a bit of a game of"chicken", especially during high traffic times. Another major concern is vehicles traveling west on Shea Blvd and turning north onto Palisades Blvd during peak traffic time could very likely end up backing up vehicles into the intersection of Shea Blvd and Palisades Blvd while waiting to turn into the Daybreak development(even with a turn lane provided). Vehicles driving 50 mph east on Shea Blvd heading toward the stoplight, while cresting the steep hill just before the stoplight, may be looking to see if the light is green, but not notice vehicles stacked up in the intersection. This could cause a very serious situation, possibly even death. 2. At the meeting with the developers, I asked what the parcel they were donating to the town in a "land trust" would be used for. They said once it is given to the town, they would have no control over it and the town could do whatever they wanted with it. My concern is that the town could very well sell this land to more developers, again change the zoning designation, and who knows what--build a strip mall/gas station/convenience store or even more apartment buildings, again against the wishes of the neighborhoods surrounding this land. 3. At the meeting with the developers, it was specifically asked if it would be necessary to blast the 30 foot hill between the new development and Westridge Village which could possibly cause damage to homes in the area. We were told that there had been a study and no blasting would be necessary. While reading the application from the developer a letter from Copper State Engineering dated Jan 26, 2019 was included addressing this issue. From information I have received this letter is based on actual studies done in 1998 and 2005 and both studies were limited to a 10 foot depth versus the 30 foot depth submitted by the developer. I do not see a study determining what be encountered drilling down 30 feet and, in fact that is so stated in the letter. Based on this, the town should not allow the developer to strip the hill down 30 feet without further investigation and assurances that no damage would occur to surrounding homes. I also want to address the issue that this development would boost businesses in our community. From my own experience I believe residents of these apartments working in surrounding cities (Mesa, Phoenix, Scottsdale, etc.) would continue to do their shopping after work in those cities along the way home rather than driving 2-3 miles past their home in order to shop in Fountain Hills. I have lived in Fountain Hills for about seven years and chose this town for the community atmosphere knowing that I may have to travel to other areas to provide some of my needs. I was willing to do this because I wanted the feel of a small community without high density housing and traffic that this kind of development would be. I understand when the town was first built the codes did not allow for buildings over 2 stories and there would be no construction around the fountain. Obviously, the building codes were changed to allow this to happen as a 3-story apartment building was built which many residents consider inconsistent with the rest of the town and not within the scope of the original zoning plan the founders enacted. I hate to think that a decision by the Planning and Zoning Commission and the Town Council allowing this development will have the same lasting negative effective for the 0 surrounding neighborhoods and the town as a whole. I hope you can look at the needs of the permanent homeowner's wishes versus short-term rental housing and make a decision based on the safety and sanity of your current residents. Paula Woodward ,4) From: Grady Miller Sent: Friday,June 21,2019 5:50 PM To: Lucy Roth Cc: Ginny Dickey;Art Tolls; Mike Scharnow;Alan Magazine;David Spelich; Dennis Brown; Sherry Leckrone;John Wesley;Marissa Moore; Elizabeth Burke;Paula Woodward Subject: Re: Hillside at Palisades and Shea Dear Ms. Roth, Thank you for taking the time to express your concerns about the proposed multi family housing development. We'll include this email as part of the public record opposing this project. Thank you again for reaching out to the Mayor and Council. Regards, Grady Miller Town Manager `,,'"' Town of Fountain Hills e 16705 E. Avenue of the Fountains ; 4111 , ' i Fountain Hills, AZ 85268 .,•,, Direct: 480-816-5107 0 Fax: 480-837-3145 On Jun 21,2019, at 3:37 PM, Lucy Roth <lucygroth(iiyahoo.com>wrote: WARNING'This email originated from outside of the organization.Do not click links or open attachments unless you have verified the sender and know the content is safe. Dear Sir or Madam, It has brought to my attention that the hill located at Palisade and Shea is in danger to be eliminated. There is a plan to bring down the hill and develop 400 rental units. I strongly oppose to touch/change/eliminate a natural and beautiful hill including all the plants and animals that currently flourish in that location. Fountain Hills is renowned for its pristine image and panoramic mountain views and vistas. Taking down a natural hill to develop a rental complex at the entrance to this beautiful town goes against the general plan of Fountain Hills that reads"Protect and preserve existing neighborhoods from incompatible adjacent land uses" There are many vacancies throughout Fountain Hills for rental apartments, condos and/or homes. Do we really need another rental apartment complex? 1 Traffic and traffic safety are of utmost importance to all Fountain Hills residents,visitors or commuters tor who use Shea and/or Palisades Boulevards daily. This is an extremely busy intersection and one of the main arteries into the Town of Fountain Hills. The proposed entrances/exits could lead to many traffic accidents and possible deaths due to blind corners. Please attach this letter to the Staff Report. Sincerely. Lucy Roth 2 Paula Woodward • From: Sent: Friday,June 21, 2019 12:07 PM To: PZC(Commission) Subject: Letter to P and Z members This email originated from outside of the organization. Do not click links or open attachments unless you have verified the sender and know the content is safe. Please attach this letter to the Planning and Zoning Committee packet of the next meeting. Thanks so very much. Honorable members of the Planning and Zoning Committee: I am writing to you today on behalf of the residents of Crestview to express our concerns regarding the Daybreak proposed apartment complex. We have several concerns, but our most 3 urgent concern is the impact on traffic. Currently there are 3 HOA's that exit onto Palisades within 1/3 mile of Shea - two of those HOA's entrances are directly across from each other. . Those developments contain over 200 homesites. In that 1/3 mile there are curves, hills and blind spots. It is difficult at best under current circumstances to exit - especially since traffic is well over the legal speed limit and Palisades is a truck route. Daybreak development with their 400 new families - by their own numbers - would add over 2,500 trips each day; and since their southern driveway exit is only 700' from Shea Boulevard, the danger and bottleneck issues are obviously severe. We cannot imagine the dangerous and treacherous driving conditions if Daybreak is approved and we have over 600 households exiting onto Palisades within 1/3 mile of Shea, the main road that allows us to exit Fountain Hills. Please consider the lives and safety of our residents and deny this project. If you wish to experience the current situation, please let me or Michelle Webb know and we will be glad to arrange a "tour" of current exits of the 3 subdivisions with 1/3 mile of Shea. Carol Kelso am-. coy Vice-President, Crestview HOA • 2 Paula Woodward From: Alan Rousseau Sent: Thursday, June 20, 2019 9:03 AM To: Ginny Dickey;Art Tolis; Mike Scharnow; Alan Magazine; David Spelich; Sherry Leckrone;Grady Miller;John Wesley; Marissa Moore; PZC (Commission) FW:Proposed Daybreak Development Subject: WARNING: This email originated from outside of the organization.Do not click links or open attachments unless you have verified the sender and know the content is safe. Fountain Hills Town officials,council and planners, I am resubmitting my objections to the proposed Daybreak development because I understand that the developers made few changes in their 3r4 application other than removing the assisted living building(and adding more rental units). I would also like to amend my concerns by noting that the project would result in five, not four,entrances too close together. I failed to include the one for Westridge Village. As requested in my previous email please attach this email to the staff report. Respectfully, Alan Rousseau N Skyline Drive *11i) From:Alan Rousseau Sent:Wednesday, March 13, 2019 11:42 AM To:'gdickey@fh.az.gov'<gdickey@fh.az.gov>; 'atolis@fh.az.gov'<atolis@fh.az.gov>;'mscharnow@fh.az.gov'<mscharnow@fh.az.gov>; 'amagazine@fh.az.gov' <amagazine@fh.az.gov>; 'dspelich@fh.az.gov' <dspelich@fh.az.gov>;'dbrown@fh.az.gov' <dbrown@fh.az.gov>;sleckrone@fh.az.gov'<seeckrone@fh.az.gov>;'gmiller@fh.az.gov'<gmiller@fh.az.gov>; 'rrodgers@fh.az.gov'<rrodgers@fh.az.gov>; 'mmoore@fh.az.gov'<mmoore@fh.az.gov>;'pzc@fh.az.gov'<pzc@fh.az.gov> Subject: Proposed Daybreak Development To Fountain Hills Town officials,council and planners, My wife and I are residents at the Summit at Crestview where we built our dream home in 2007. We have recently become aware of the proposed Daybreak development on the corner of Shea and Palisades. We and the many neighbors I have talked to share a multitude of concerns about this project. First of all, the construction of rental units,three story buildings and an assisted living facility at the entrance to Fountain Hills appears contrary to the towns goals,to preserve open spaces and maintain strict guidelines for the conservation of natural resources and, more importantly,to protect and preserve existing neighborhoods from incompatible adjacent land uses,as stated in the General Plan. Nothing could be more incompatible than the proposed project surrounded by multiple upscale single-family residential areas including the Summit at Crestview,Westridge Village,the Palatial mod Estates, Firerock and Crestview. What an unsightly first impression for newcomers as they approach our town from the flito west. Secondly,and contrary to statements by the developer, what reasonable person would believe that the proposed project with all the additional vehicles would not greatly exacerbate an already congested and potentially dangerous traffic situation at the corner of Shea and Palisades? Having four entrances,two for Daybreak with its 400 additional units and one each for the Crestview and the Summit, so close makes no sense at all. Lastly,we all have concerns about erosion of our property values. When my wife and I purchased our lot at the Summit we paid a$200K premium for our views. Again, no reasonable person can argue that replacing the view of expansive unspoiled Sonoran Desert with three story buildings and high density housing would not degrade the value of our properties. One of the developers in a letter to the town stated that a recent Harvard study showed that low-income residences did not harm the property values of adjacent developments. In fact, low income projects actually added value to the communities. If you actually read this document, I believe you will conclude that the developer's claim is at best disingenuous and at worst a deliberate attempt to deceive the town planners. Nowhere in this study is there a situation like we have here in Fountain Hills where it is being proposed to construct rental units,three story buildings and an assisted living center that would replace a scenic, unspoiled expanse of Sonoran Desert right in the middle of multiple existing upscale single family developments. I sincerely hope that you will take these concerns into consideration before going forward with the proposed Daybreak project. Please attach this email to the staff report. Respectfully, Alan Rousseau N Skyline Drive • Paula Woodward • From: DONALD SCHULTZ Thursday, June 20, 2019 8:25 AM Sent: PZC (Commission) To: Fwd:daybreak development Subject: WARNING:This email originated from outside of the organization.Do not click links or open attachments unless you have verified the sender and know the content is safe. Subject: daybreak development Dear Fountain Hills Council and Commission Members, We appreciate all your time and work governing the wonderful town of Fountain Hills. Some decisions which you must make, are small, and some are large enough to effect many residents. The decision to allow the Daybreak Development at the corner of Shea and Palisades, would be a traffic nightmare for that busy intersection. Additionally, it would give a first impression to those arriving at said corner, that this is your basic "urban sprawl" type of town. PLEASE think about this important decision, with it's finality, very carefully. Cr Thank you for all you do! Marti and Don Schultz N. Skyline Dr.Fountain Hills S 0 2 Paula Woodward From: Linda Bauerle Sent: Wednesday,June 19, 2019 11:37 AM To: PZC(Commission) Subject: Opposition to Daybreak - Violation to Town General Plan WARNING:This email originated from outside of the organization. Do not click links or open attachments unless you have verified the sender and know the content is safe. Dear Planning and Zoning Committee, I am writing to express my continued opposition to the proposed Daybreak construction/destruction. Daybreak promises the renters will be made up of Professionals looking to spend money in our community. They provided documentation showing the influx of revenue to our businesses and city government from the taxable "addition"of these Professionals! Here's a small but poignant article from September 2017 of the AZ Republic. It discusses the rental applicants in Scottsdale and other surrounding communities. I'm specifically fixated on the Scottsdale example: "About one out of three people trying to rent an apartment in Scottsdale are told they can't move in." "Metro Phoenix's high-end suburb leads the nation for the highest rate of rental applications rejected by apartment owners, according to a new national survey from Yardi's RENTCafe." "Slightly more than 29 percent of people trying to rent in Scottsdale are turned down..." "RENTCafe's research found the average annual income of the renter approved in Scottsdale is about $64,000. The average income of someone turned down was $48,000." "The top reason apartment owners give for rejecting renter applications across the U,S, is late credit-card, car or other big monthly payments." it is a far reach for Daybreak to insist"Professionals"will be applying based on this article. If our town needs additional apartments, build them where an average income of$64,000 is a better neighborhood match. At a minimum, we need to adhere to our town goals,principals and especially our GENERAL PLAN as agreed to by previous councils. We voted for our council and trust they will continue to make solid decisions. Kindly include my letter with all email and correspondence which is delivered to the Commission and Council. Sincerely Linda Bauerle • Paula Woodward From: Sent: Wednesday,June 12,2019 5:50 PM To: Ginny Dickey; Art Tolls; Dennis Brown; Sherry Leckrone;Alan Magazine;Mike Scharnow; David Spelich;John Wesley;Grady Miller; PZC (Commission) Subject: I oppose the planned construction across the street from our community WARNING:This email originated from outside of the organization Do not click links or open attachments unless you have verified the sender and know the content is safe Enough is enough and it's time to go no further with this. That beautiful piece of desert will be forever gone should this happen. The investors care nothing about Fountain Hills and have no vested interest in it like the residents do. Say no. Thank you, Captain Ray Ambrosini American Airlines Paula Woodward From: Grady Miller Sent: Wednesday,June 12,2019 1:46 PM To: John Wesley; Marissa Moore; Paula Woodward; Elizabeth Burke Subject: FW: Daybreak Project (Proposed) I would greatly appreciate you including the email below from Mr. Barr in your file for future agenda packet going before P&Z and the Town Council. Thank you. Regards, Grady Grady Miller Town Manager Town of Fountain Hills 16705 E. Avenue of the Fountains �,. Fountain Hills, AZ 85268 (if Direct: 480-816-5107 Fax: 480-837-3145 74 siec ydr o'Deaezt Zia" From:Chris Barr<CB@quantum-cap.com> Sent:Wednesday,June 12,2019 1:34 PM To:Grady Miller<gmiller@fh.az.gov> Subject: Daybreak Project(Proposed) 1—WARNING This email originated from outside of the organization.Do not click links or open attachments unless you have verified the sender and know the content is safe. Good afternoon Mr.Miller: My group owns 27 lots within the Summit at Crestview community. I wanted to pass along our strong opposition to the proposed multifamily project to the east of us. This proposal is vastly different, both in scope and in impact, than the currently planned and anticipated Hotel project. We are certain that this project, if it moves forward,will negatively impact land and home values within the Summit at Crestview. The Town of Fountain Hills would be much better served moving forward with the original proposed Hotel at some point in time in the future.We would hope that the Town will come to the judgment that the long term prospects of this current proposal will be harmful for the surrounding communities. 1 Please feel free to contact me with any questions. Thank you, Chris Chris Barr Principal Quantum Capital,1,1,c 4455 E Camelback Rd;Suite C-240 Phoenix,AZ 85018 Office 602.385.0597 Cell 602.750.0332 Fax 602.385.1524 J J 2 40. Paula Woodward To: RE: Subject: Daybreak Proposal From:GCZingsheim Sent:Tuesday,June 11,2019 11:58 AM To:PZC(Commission)<PZC@fh.az.gov> Subject:Daybreak Proposal WARNING:This email originated from outside of the organization. Do not click links or open attachments unless you have verified the sender and know the content is safe. On 25 March 2019 I sent an email message to the P&Z Committee with comments regarding the proposed "Daybreak" project at the intersection of Palisades and Shea Blvds. I have since taken the trouble to review the 109 page proposal —which I am certain few residents of Fountain Hills have done—and I am more convinced than earlier that this development would negatively impact the character and lifestyle of FH. The developer appears to have deliberately ignored the recommendations (requirements?) requested by the town and the P&Z C. I question why this development is needed. To my knowledge there is no apparent public demand for more apartments, multi-family housing and assisted living facilities, especially at the prominent location proposed. Again, please stand firm with town ordinances and deny in full the entire Daybreak plan. It reeks of a money grab that will benefit no one but the owners/developers of the property. Surely a less sensitive location can be found that won't negatively impact the entire community. I wish you the best for fortitude in your decisions. Regards, G.A. Zingsheim L Paula Woodward From: Phil Parrish Sent: Tuesday,June 4, 2019 11:10 PM To: Ginny Dickey; Art Tolis; Mike Scharnow;Alan Magazine; David Spelich; Dennis Brown; Sherry Leckrone; Marissa Moore;John Wesley; PZC(Commission);Grady Miller Subject: Daybreak concerns Fountain Hills Town Council Members, Planning and Zoning Commission & Department and Town Manager I have put off writing this letter in hopes that I wouldn't need to. It appears that you are continuing to consider the Daybreak proposal at the Northeast corner of Palisades and Shea, the main entry to Fountain Hills from the Scottsdale area. I trusted the General Plan of Fountain Hills where it states that you must "Protect and preserve existing neighborhoods from incompatible adjacent land uses." There is nothing more egregious to this neighborhood than this proposal. It seems that Daybreak wants to compare their proposal with a proposal that changed the zoning some 20 years ago. [ lived here 20 years ago and at that time many of the neighborhoods that are most affected by this proposal were not even here. Since then those neighborhoods have established themselves and we are fortunate that they have added to the beauty of the entrance to our town. I can not recall at any time where the Town has allowed anyone to scrape off a hilltop to this magnitude. That will destroy the serenity of the Sonoran Desert that the Town was to carefully protect with it's flora, fauna and scenic vistas. This project does not belong in the middle of any single family neighborhood in Fountain Hills,and especially in the entrance to our town. The builders are asking for 13 variances, waivers or changes in the General Plan. This is exactly why those are in the General Plan. To allow the Town to keep something like this out of where it doesn't belong. Rental Apartments,(basically 400 units)some 40 ft high and 600 ft long buildings (23 of them) need to be where the zoning permits, not where they are specifically excluded,the Town ..,09 has made that clear in it's General Plan. Then there is the traffic problem and the dangers that 400 units will cause at the very entrance to our Town. You are suppose to represent the Town where it is mentioned above. The sad part of this is that if it is allowed, it can never be reversed. Please represent your constituents by following what is written that the Town, you, will do and protect the hilltop from being eliminated and preserve our neighborhoods. Please include this letter in the Staff Report. Sincerely, Phil & Marti Parrish Paula Woodward From: Jonas Levine Sent: Tuesday,June 4,2019 3:42 PM To: Marissa Moore;John Wesley;Grady Miller;Sherry Leckrone; Dennis Brown; David Spelich;Alan Magazine; Mike Scharnow;Art Tolis;gdicke@fh.az.gov;PZC(Commission) Subject: Daybreak "This letter needs to be attached to the Staff Report" Please don't approve a zoning change to accommodate Daybreak...we do not want this to be the first thing visitors and residents see as they enter our beautiful town. Find another area. There are a number of legitimate reasons why this is not a good idea, which I'm sure you've all heard before...but as another resident writing another letter opposing this project,here are some of those points: -Goal 5 on page 34 of the General Plan(2010) states that we are to "Protect and preserve existing neighborhoods from incompatible adjacent land uses." -The current Zoning for this property is for Lodging, L-3 (General Plan, Chapter 2, page 16 and page 28, Figure 8) not for MFU (Multi-Family Unrestricted) and MFR (Multi-Family Restricted) use. This zoning should not be changed to anything other than low density, single family homes if it is changed at all so that it is compatible with the rest of the adjacent land use. -There are over 15,390 cars per day on Palisades Boulevard and the proposed Daybreak L. development could generate approximately 2500 trips daily with 148 generated during the AM peak hour and 178 during the PM peak hour alone! The proposed entrances/exits could lead to many traffic accidents and possible deaths due to blind corners and the age of those in the Multi-Family age restricted apartment complex. -The number of Zoning and Ordinance changes (at least 13) to accommodate this development is too many and will likely not be adhered to, like many of the other requested zoning changes from other developments that the Town of Fountain Hills council has approved in the past few years. i.e. Park Place, the apartment building downtown that does not represent Fountain Hills architectural structures. Thank you for your time and consideration. Regards, Jonas Levine Marissa Moore From: Chris Barr Sent: Thursday, May 30, 2019 1:46 PM To: Marissa Moore Subject: Daybreak Project Good afternoon Marissa: My group owns 27 lots within the Summit at Crestview. I wanted to pass along our strong opposition to the proposed multifamily project to the east of us. This proposal is vastly different, both in scope and in impact,than the currently planned and anticipated Hotel project. We are certain that this project, if it moves forward,will negatively impact land and home values within the Summit at Crestview. The Town of Fountain Hills would be much better served moving forward with the original proposed Hotel at some point in time in the future.We would hope that the Town will come to the judgment that the long term prospects of this current proposal will be harmful for the surrounding communities. Please feel free to contact me with any questions. Thank you, Chris Chris 13arr Principal Quantum Capital, I.,LC 4455 E Camelback Rd;Suite C-240 Phoenix,AZ 85018 Office 602.385.0597 Cell 602.750.0332 Fax 602.385.1524 Paula Woodward From: Michelle Webb Sent: Wednesday, May 29,2019 11:23 PM To: Ginny Dickey;Art Tolis;Mike Scharnow; Alan Magazine;David Spelich;Dennis Brown; Sherry Leckrone;Marissa Moore;John Wesley; PZC(Commission);Grady Miller Subject: Daybreak Concerns Dear Fountain Hills Town Council Members, Planning and Zoning Commission & Department and Town Manager, First of all, thank you for your dedicated service. It can be a thankless job but I have come to recognize how much each and every one of you put into this job and your position. I have patiently waited to write you to see what the Daybreak PAD 3rd Submittal would bring. Well sadly, it brought nothing of change for the building heights, length, parking amount, style of buildings, or traffic safety. However, density changed. It went even higher with the 3►d submittal- from 22 buildings to 23. This is a blatant disregard to the planning and zoning departments' requests and to the residents whom the developers told would be better off with this rental complex than a proposed hotel. My Concerns with Daybreak: 1. First and foremost, it does not follow many of the goals of the General Plan of Fountain %sr Hills. Please read carefully the changes requested in PAD Application #2 and the Planning and Zoning Summary Sheet. Ms. Moore has done an excellent job determining what the variances, changes and misrepresentation was in the 2nd Submittal. Sadly, the 3rd submittal addressed few of these concerns. 2. The danger of the proposed entrance/exits for this community could endanger lives and possibly cause fatalities in the way Palisades is designed. There is a blind corner at Valley Vista that is bad enough now to cross with 2 lanes of traffic. With this development there would be cars trying to cross 3 lanes on a blind corner along with cars entering from across the street. It will create even more traffic on a extremely busy street and intersection and there will be many more cars with Adero Canyon and the Copperwyn expansion on Palisades. 3. Rezoning this property could change the complete feel of Fountain Hills for all those entering this beautiful town and for those living here on a daily basis. It could be built somewhere else so as to not obstruct the magnificent views and aesthetics of the Town that would be sacrificed with buildings that don't even blend into the environment. 4. The Economic Impact over 10 years that the developers are showing are very flawed numbers and there are no references to this data and are very misleading. They have tried to tell us, and you, that this complex will bring in a lot of money for the town. If FULLY occupied, the rental taxes will only bring in approximately$115,000 per year. Remember they have eliminated the bigger moneymaker-the Assisted Living. Their quotes on consumer spending and employment taxes are overinflated as well. Particularly when the renters will be going to Scottsdale for their jobs, to eat and shop since the developers told us "it would be so convenient to Scottsdale for people to work and shop there" 5. The Rental data that the developers are stating are also very skewed and not the true facts of the rental market. Particularly pertaining to Fountain Hills. You can't compare housing in 2006 with 2016. Anyone could qualify for a mortgage in 2006 and those who lost their homes needed to rent; however, this is not the case in Fountain Hills versus Phoenix where the data came from. And the data is not up to date. They used HUD data from 2016. What are the latest numbers? Also do we really need more rentals? We have close to 150 available rentals in Fountain Hills right now, with many being reasonably priced. And there is still availability at Ridgeview and Park Place. Not to mention the potential to have 2 more rental buildings built on the empty graded lots downtown. So do we really need more? If so, they can build it in Adero Canyon in the planned zoned Multi family acreage that is large enough to encompass their complex. 6. The General Plan of Fountain Hills states that we must "Protect and preserve existing neighborhoods from incompatible adjacent land uses." I cannot think of anything less compatible in an area with low density, single-family homes than a 600' 3 story apartment building with 22 other buildings around it sitting in the middle of these neighborhoods. The General Plan also states that in Multi-Family zoning "its use should be very limited". So let's stick with the areas already planned for Multi-family zoning and build Daybreak there if we really need more rentals. 7. People who live in Fountain Hills do not see the need for this type of housing on Shea and Palisades and this is reflected in the Petition Against Daybreak and the multitude of letters you all have received. 8. The Town of Fountain Hills Land Use Analysis and Statistical Report at it's Introduction on page 1 states, "With unparalleled scenic views of the surrounding rugged mountains, and the serenity of the Sonoran Desert, the Town carefully protects the native flora, fauna and scenic vistas. It is not unusual to see bobcats,javelina, jackrabbits or coyotes wandering the fringes of the community. Quail and roadrunners thrive as well in the washes and among the natural •.+/ vegetation." We will lose that if they build there and that is one of the most unique features of Fountain Hills. We have amazing wildlife that still live in the city surround. What a shame it would be to lose more of that at our entrance to our town. Again, the General Plan states this similarly on page 100 of the Environmental Preservation Plan. 9. The developers don't even live here as I am sure you are aware. They live in Paradise Valley where they cannot do this, per their General Plan, and would never live across from it. Is Fountain Hills not good enough for them to live in but it is to build here? They tout it will only help our property values per their Harvard study. This study was written 12 years ago and at the height of the recession. Again, when looked at closely, this study is not representative of Fountain Hills. 10.Lastly, as stated in#1, there are 13 variances, waivers or changes in the General Plan that they are asking for. The worst of them is the Height and the Length of a 3-story(40' high and 600' long) apartment building. That is 2 football fields long and will be an even bigger mistake than Park Place downtown that no one likes since it does not fit with the aesthetics of the Town. Now we will have 23 buildings that look like Park Place at the western Gateway to our Community. This is no way to introduce our visitors, future buyers or anyone else to Fountain Hills. Many people notice the beautiful fountain on the corner of Shea and Palisades and then turn the corner onto Palisades and are welcomed by Four Peaks or even the Fountain downtown going off. Well no more. They will see a large overbearing complex that does not match the surrounding neighborhoods. More like Army barracks as some people have said. Is that what we want our Welcome to Fountain Hills to look like? 2 R t ' •{ j�,� � �,(, s r� i'at...474 Mtn� �-� sy • 116 • [!'" -.ram„_ '._. I would like you to know that I moved here a year ago and did my due diligence to find out what the vacant land across from our property was zoned. At that time, Bob Rodgers showed me the plans of the hotel and the zoning of L-3. He mentioned that 2 or 3 plans had been applied for but nothing had been built and nothing looked to be in the near future. If I had any inkling that a rental complex with 3 story buildings would be built there I would NEVER have put a bid on my home. Instead of tens of 1000's of square feet of empty business buildings we will have a beautiful piece of land desecrated to accommodate a rental complex that may never be full and destroy one of the last beautiful pieces of untouched hillsides in Fountain Hills. Most importantly, once they build, we cannot change it back. It comes at an extremely high price. So many of our beautiful mountains throughout Arizona have been built upon and we will never get that back. Let's work together to find what is BEST for that land. A responsible developer would not ignore the requests and concerns of the planning and zoning department and the residents of Fountain Hills. I implore you to VOTE NO on this project at Shea and Palisades. Please include this letter in the Staff Report. Kind Regards, Michelle Webb 3 Marissa Moore 'gadFrom: Bob Hahn Sent: Tuesday, May 28,2019 7:23 PM To: Marissa Moore; Randy Harrel Cc: 'ROBERT COURTNEY': 'Stephen Messel' Subject: Daybreak Revision#3 Attachments: Issues With Revision # 3.docx;Engineering Evaluation of the Geological Make.docx; Traffic congestion.diagram.pdf Importance: High Follow Up Flag: Follow up Flag Status: Flagged I have attached several items that I think you and Randy really need to take a look at in your current evaluation of Daybreak's latest "plan".These are points we intend to bring to the Planning Commission if they are not resolved by you and Randy prior to that meeting. I also want to give you a heads up on the traffic issue, namely the"chaos zone"that will be created by the southern exit from Daybreak's plan 1. Palisades ➢ Extremely unsafe proposed location of southern entrance / left and right exit to Daybreak. (hotel plan much safer) ➢ "Traffic analysis" conducted by CivTech is deeply flawed due largely to the direction given to them by the developer and the town of Fountain Hills: a) CivTech was told the sites accesses would both be located at existing openings in the median. b) CivTech was told that the town's "primary concern" is whether or not left and right hand turn lanes approaching the site driveways are warranted, and if there was need for a traffic signal at either. Should not the town's "primary concern" have been what the safest site accesses would be,where they should be located and how they should be controlled? ➢ The site selection for both the north and south entrance and exit was based on using up the 30 feet materials scalped from the hill in order to save off-site disposal costs, not safety for our citizens I hope this is helpful to you and Randy Bob Hahn Issues With Revision #3 1. Sloppy, cut and paste job, some charts and pictures out of date (one stilt shows assisted living facility), several sheets repetitive. 2. Disregarded if not ignored issues noted by P&Z and engineering personnel: a. Building height: Application calls for 40 feet, staff will only support to 30 feet as in all other districts in FH. b. Building length of Senior Apartments: Application calls for 600 feet, by ordinance the max res. building length is 200 feet. c. Garage setback: Application calls for 4', town ordinance is 6' d. Cuts: Applications calls for up to 37 feet, town ordinance limit is 10 feet e. Fills: Application calls for up to 57 feet, town ordinance is 10 feet f. Unrestrained cut slope: Application calls for 1.5:1, ordinance is 3:1 g. Unrestrained fill slope: Application calls for 2:1, ordinance is 3:1 h. Unrestrained cut and fill height: Application calls for 30' - 57', ordinance is 4' - 6' i. Parking was an issue on # 2, but omitted entirely in # 3??? Daybreak was 145 spaces under j. Project disturbs 11.37 acres of land under HPE, should be none Engineering Evaluation of the Geological Make-up of the Site Daybreaks P.A.D application, revision 3, dated May 15, 2019 includes a geological evaluation of the site by Cooper State Engineering (CSE)which is based totally on "a cieotechnical investigation report for the site prepared by Western Technologies, Inc. (WTI), dated August 19, 2005. Included in the 2005 WTI report were eight new test pits (dug by a backhoe) and a summary of seven refractive seismic lines run in 1999." While the report states the field equipment used for the refractive seismic lines were "oriented to depths of 10 to 15 feet below the existing ground surface", only 3 of the 7 appear to have gone beyond 9 feet. All 3 of those showed either "very dense cemented soil or very dense (heavily cemented) soil - or rock. In closing the report, CSE states: 1. "Based on our review of the provided information, CSE believes that cut slopes at the site can be considered stable for the upper 10 feet of cuts in the investigated portions of this site. In the more cemented areas below a depth of 10 feet, steeper cut slopes at the site may be shown to be stable with additional site geotechnical investigative work". 2. "Fill slopes constructed with on-site materials would be considered stable as long as they were placed, compacted and tested to requirements of engineering fill, placed over horizontally benched and stable foundation materials and maintained in a relatively dry condition free of significant erosion after construction" 3. "Additional site investigation work would be necessary to provide more precise recommendations for permanent cut and fill slopes at this site." By the way, the definition of Caliche is "a sedimentary rock, a hardened natural cement of calcium carbonate that binds other materials , such as gravel, sand, clay and silt." • NO ETA. t ii. i c--N • • .... , • '• , / ii tk 11114 * i litil 6ferille*W. Ilh al .,.., ,,,. lia1/41. C.. f , AZ . -1' 3 itti....00/14 ,:- C gitsr ow vitm 561c04.9-vb ..___ 45_,........,_,—.......„s 4„.7. 1 . 1, Paula Woodward From: Gary Omell Sent: Saturday, May 25,2019 4:06 PM To: PZC (Commission) Subject: Daybreak Proposal Members of the Town Council and Planning& Zoning Commission: As a member of a P&Z Committee for over 20 years in a suburb of St Louis(City of Town&Country), I'm writing you today to express my opinions and concerns on the Multi-Family Rental Complex on the NE corner of Shea and Palisades. This general plan announced by the developer is not in compliance with the city's Comprehensive Land-Use Plan in many ways. It's not compatible with the neighborhood, nor does it protect and preserve the character of the existing houses. This undoubtedly will effect adjacent land values adversely.This negative impact will ultimately effect the entire community.The current zoning is L3 (Lodging) and not MFU or MFR. Traffic studies show a major effect on existing traffic flow, which will effect safety and welfare. This is one of the main entries into our fair city and it's not the image that reflects our character or essence. The fact that it will require at least 13 variances to proceed is a red flag to any responsible P&Z commission. You have been appointed to serve this community as a trusted representative of the citizens of Fountain Hills.Your duty is to serve the best interests of our community.The majority of this city is opposed to this development. You must stand against those who do not serve the best interests of our city.Your integrity is at stake. Vote down this proposal! Yours truly, Gary H.Omell M.D. E.Mustang Dr Fountain Hills, Az Please attach this letter to Staff Report Sent from my iPhone Sent from my iPhone • Marissa Moore Alm From: Steve conrad Sent: Wednesday, May 1, 2019 10:40 AM To: gdicke@fh.az.gov;Art Tolls; Mike Scharnow;Alan Magazine; David Spelich; Dennis Brown; Sherry Leckrone;Grady Miller; John Wesley; Marissa Moore Subject: Daybreak Follow Up Flag: Follow up Flag Status: Flagged To Fountain Hills Town officials, council and planners, My wife and I moved to Fountain Hills 20 years ago and currently reside at Eagle Mountain. The greatest attraction that brought us to this area was the unspoiled beauty of the surrounding Sonoran Desert with homes tastefully situated in the hills. We have recently become aware of the proposed Daybreak development on the corner of Shea and Palisades. We were shocked to learn that the Town is actually considering allowing a multi-family rental complex with up to 400 units 4, including an assisted living center and three-story buildings to be built on this beautiful site. With a little research we found that the Town General Plan specifically states "protect and preserve existing neighborhoods from incompatible adjacent land uses." Daybreak is clearly not a compatible land use and would obliterate the beautiful hillside and take it down to street level. We have also learned that the developers need at least 13 zoning and ordinance changes to accommodate this development, not the least of which is a rezoning for multi-family unrestricted and multi-family restricted use. Common sense would say that it would be an easy decision for the Town Planners to reject this proposal, but we are concerned about what money can do to common sense. That is why we are adding our plea to stop this development process, thereby preserving the beauty and the character of our town, the things that brought so many of us here in the first place. Please attach this letter to the Staff Report. kip Respectfully, I Steven Conrad 2 (h., Paula Woodward From: Bob Hahn Sent: Friday,April 26, 2019 9:47 AM To: Alan Magazine;Art Tolis; David Spelich; Dennis Brown; Ginny Dickey; Mike Scharnow; Sherry Leckrone Cc: PZC(Commission);John Wesley Subject: Mission Creep Article I was encouraged by my neighbors to forward my letter to the editor of the FH Times of a couple of weeks ago in the ervent that you didn't see it in the paper. Since I have lived here in FH for some 20 years now, I do have an historical perspective on this project which may be helpful to you. Best regards Bob Hahn Mission Creep Mission Creep is when a simple plan evolves and grows far beyond the original intent. It's typically a result of unforeseen events that cause the mission to change. This continues on as other events, usually caused by prior unforeseen events, result in further changes, until the original mission is no longer recognizable. Viet Nam is the classic example, where US involvement went from providing limited assistance to the South Vietnamese in 1957 with 200 US advisors, to 575,000 US combat troops fighting a major land war in Asia. The result 20 years later, 55,000 Americans killed and hundreds of thousands wounded, physically and mentally. That's mission creep! We have our own mission creep going on right here in Fountain Hills. It's that beautiful parcel of hills, ravines, Saguaros, at the corner of Palisades and Shea. In the1990's this parcel was zoned as residential. After a few years, the zoning was changed to accommodate a small boutique Inn on only 15 acres of the parcel. Mission creep just started. The new normal became a small Inn. Then it was rezoned to a much large hotel on 25 acres. That then morphed into a convention hotel with scores of condo's surrounding it , then it evolved into a hotel with multi-family residences. Now, Daybreak wants it rezoned to build 270 apartments in 15 separate buildings, a 3 story, 40 foot high, 600 foot long senior living dormitory with 100 rooms and finally, a 30 bed assisted living facility. Talk about mission creep! The people of Fountain Hills need to tell the Planning Commission and the Town Council, "NO WAY. Enough is enough." Stop this foolishness now, before we end up with this huge eyesore forever damaging our town's reputation for spectacular, breathe taking views. Bob Hahn C Paula Woodward From: judy hippner Sent: Sunday,April 21,2019 11:59 AM To: Ginny Dickey;Art Tolis;Mike Scharnow;Alan Magazine;David Spelich;Dennis Brown; Sherry Leckrone;Grady Miller;John Wesley;Marissa Moore; PZC(Commission); Michelle Webb;judy hippner Subject: Fw: Fountain Hills Subject: This letter concerns the proposed development of Day Break rental units at the corner of Shea and Palisades. We bought our house in the Summit at Crestview a few months ago. It had been a rental property from the very moment it was built. Here is what we found when we bought the property. Here is the legacy the renters left us: Broken 48 inch Dacor refrigerator that could not be repaired. Burned candles in the fireplace,melting wax all over the ceramic logs. Broken kitchen cabinet door Broken door locks Nails hammered for no reason all over the external stucco Crushed marble tiles in the shower and hall Broken faucets Never changed the air filters Never picked a weed Damaged pool pump Melted cook top knobs Wrecked lighting fixtures Damaged telephone jacks all over the house Badly stained carpet Renter lost all remotes,including a $600 pool remote After the last renter vacated the property, the rental agent threw all her personal belongings, even her food, into the garages,where they remained for a long period of time. At one point, the rental agent, a licensed real estate broker, had three men come over to pick thru the garbage and buy whatever they wanted. The actual owner lived in California and was never present for any of the purchase procedures. It took three men,four truckloads,and three days to clear out the garages. We found a dead rat in there and quite a bit of mouse droppings, exposing nearby residents to germs and rodent infestation.This house was for sale for quite a long time before we bought it at close to a million dollars. . Please be aware that the usual goal of the developers is to fill all their units with any kind of renter, with incentives and discounts. At any price. So the property can be sold at a profit. FYI: To this day we receive notices from collection agencies for monies owed by the last renter. Among her personal belongings were collection agency letters , at least one hundred of them, dating back six years, presumably while she was living here. 1 iS THIS WHAT YOU WANT FOR THE ENTRANCE TO FOUNTAIN HILLS? Judith Hippner '/ 0 . Co047 / 5--5i0/t/ Daybreak Bullet Points Daybreak is a proposed Multi-Family Rental Complex on the NE corner of ,010 Shea and Palisades • The General Plan (2010) of Fountain Hills in Chapter 3, Land Use Element, page 34, Goal Five states "Protect and preserve existing neighborhoods from incompatible adjacent land uses." The surrounding neighborhoods are all low density, high value single family homes. Daybreak is not a compatible neighbor with a potential 400-unit multi-family rental complex that would obliterate the beautiful hillside and take it down to street level. ▪ The current Zoning for this property is for Lodging, L-3 (General Plan, Chapter 2, page 16 and page 28, Figure 8) not for MFU (Multi-Family Unrestricted) and MFR (Multi-Family Restricted) use. This zoning should not be changed to anything other than low density, single family homes if it is changed at all so that it is compatible with the rest of the adjacent land use. • Traffic and traffic safety is of utmost importance to all Fountain Hills residents, visitors or commuters who use Shea and/or Palisades Boulevards daily. This is an extremely busy intersection and one of 3 main arteries into the Town of Fountain Hills. There are over 15,390 cars per day on Palisades Boulevard and the proposed Daybreak development could generate approximately 2500 trips daily with 148 generated during the AM peak hour and 178 during the PM peak hour alone! The proposed entrances/exits could lead to many traffic accidents and possible deaths due to blind corners and the age of those in the Multi-Family age restricted apartment complex. • Fountain Hills is renowned for its pristine image and panoramic mountain views and vistas. This is the Gateway to Fountain Hills from the West and will not be the image that we want our town to represent. A rental complex at the entrance to this beautiful town with half million to multi-million dollar homes presently all around it is not cohesive with a "Beverly Hills of Arizona" mentality, per Vice Mayor Art Tolls. • The number of Zoning and Ordinance changes (at least 13)to accommodate this development is too many and will likely not be adhered to, like many of the other requested zoning changes from other developments that the Town of Fountain Hills council has approved in the past few years. i.e. Park Place, the apartment building downtown that does not represent Fountain Hills architectural structures • There are over 60 vacancies throughout Fountain Hills for rental apartments, condos and/or homes. We Don't Need Another Rental Apartment complex. This letter needs to be attached to the Staff Report. Dave and Arlene Caldwell E. La Montana Dr. Fountain Hills, AZ. 85268 / Paula Woodward From: Grady Miller Sent: Friday,April 19,2019 2:38 PM To: Elizabeth Burke; Paula Woodward Cc: John Wesley; Marissa Moore;Ginny Dickey Subject: Fwd:Daybreak Fountain Hills Attachments: Welbourn Summit letter.docx;ATT00001.htm Paula and Liz, Please add the letter from Mr. Welbourne to the official Daybreak public comment file. Thank you for your assistance. Regards, Grady Begin forwarded message: From: Bruce Welbourn Date: April 19, 2019 at 2:31:20 PM MST To: "pzc u,az.gov" <pzc(az.gov>, "gdickeRfh.az.gov" <gdickeAfh.az. 7ov>, "atolis(c?fh.az.gov" <atolis@fli.azi ov>, "inscharnow@th.az.gov" <mschamowkfh.az.gov>, "amagaz_inegfh.az.gov" <ainagazine cufli.az.gov_>, "dspelich@fli.az. Gov" <dspelichQfhaz.o_v_>, "dbrown_gfh.az.gov" <dbrown(c4fli.az.gov>, "sleckrone@f_h_ uov" <sleckronekfli.az.gov>, "giniller( fli.az.gov" <ginillerCfh.az.gov>, "rrodgers@fli.az.gov" <rrodgers@fh.az.gov_>, "mmoore@fli.azl;ov" <mmoorevfh.az.gov> Subject: Daybreak Fountain Hills Reply-To: Bruce Welbourn Dear FH Council Members, Please see my attached letter re the subject proposal. Thanks you for your attention to this crucial matter Best regards, Bruce Welbourn L Paula Woodward From: Bruce Welbourn Sent: Friday, April 19, 2019 3:51 PM To: PZC(Commission);gdicke@fh.az.gov Subject: Fw: Daybreak Fountain Hills Attachments: Welbourn Summit letter.docx Bruce Welbourn 602.373.1905 Forwarded Message From: Bruce Welbourn To: pzc@az.gov <pzc@az.gov>; gdicke@fh.az.gov<gdicke@fh.az.gov>; atolis@fh.az.gov<atolis@fh.az.gov>; mscharnow@fh.az.gov<mscharnow@fh.az.gov>;amagazine@fh.az.gov<amagazine@fh.az.gov>;dspelich@fh.az.gov <dspelich@fh.az.gov>;dbrown@fh.az.gov<dbrown@fh.az.gov>; sleckrone@fh.az.gov<sleckrone@fh.az.gov>; gmiller@fh.az.gov<gmiller@fh.az.gov>;rrodgers@fh.az.gov<rrodgers@fh.az.gov>; mmoore@fh.az.gov <mmoore@fh.az.gov> Sent: Friday,April 19, 2019, 02:31:20 PM MST Subject: Daybreak Fountain Hills Dear FH Council Members, Please see my attached letter re the subject proposal. Thanks you for your attention to this crucial matter Best regards, Bruce Welbourn 1 Dear Fountain Hills Town Council Members, I appreciate the work and responsibility you undertake in an attempt to keep Fountain Hills the type of community that lured me and my family two and a half years ago to move the four miles from 3.28th Street (Sabino Estates) in Scottsdale to the hills of Fountain Hills. I use the line often "I moved from a great house with a good view to a good house with a great view!"and that is no exaggeration. To this end we have a great deal of concern about the proposed Daybreak development. I understand that this development proposal is currently under consideration by the council and we are truly concerned that this development is not consistent with the Fountain Hills Planning Documents. Having lived in Scottsdale for over fifteen years I understand the need for revenue to maintain and grow the community while taking the views of the residents very seriously. We asked the builder of our current home specifically about the beautiful land across the street from our location which we consider the front door to Fountain Hills and he said it was designated for a high end resort but had been under consideration for over twenty years. That was an acceptable risk as a high end resort would not damage surrounding home values. Had we been told that it would be an assisted living facility and a multi- level apartment complex that would block our view of the fountain from our back yard we would not be Fountain Hills residents today. Clearly, we feel the Daybreak development seems at odds with the cities'planning documents. cor The fact that we are adjacent to a very busy road that results in an overview of numerous accidents per year at the corner of Palisades and Shea only makes us wonder what will happen when additional high-density living accommodations are added to the mix. A high end resort development would not create similar large volumes of traffic (as it is self-contained) during the already busy rush hours and would minimize the associated noise pollution. Having attended the developers meeting I noticed that even though they plan to keep a portion of the land undeveloped they plan to develop the most visible piece of the property,the hilltop.This design seems to mar the first impression anyone would have of our lovely city with multi-level apartments, and offensive free standing garages,with little buffer off of North Palisades.The natural beauty of the desert will be destroyed. Everything surrounding the Daybreak development is completely different than the proposed design. These neighborhoods are comprised of high end single family dwellings that would be adversely affected by a high density,multi-family development. My family is confident that the Fountain Hills city Council will protect their citizens from this misapplication of this beautiful land. I was very disappointed that the density calculation for this project, performed and discussed by the developer, uses the total square footage of the land in question, not the usable/buildable square footage. This makes the density appear to be much less than it actually is. We are also sure that this development would have a deleterious effect on the wildlife , native vegetation, natural washes/water runoff and usage as well as natural sound attenuation effects on neighboring communities. I am sure that the council will take all of these details into account when making their momentous decision. My family is also sensitive to the other developments coming online currently at Adero Cyn and the Marriott expansion at Copperwynd.This will increase the already heavy traffic load past our house and increase the danger of ingress/egress to the Summit at Crestview community. Lastly, at their introduction meeting the developers claimed that their design was preliminary but I would have imagined in that case that it would be minimally offensive while the project was still up in the air.The design did not reflect that level of sensibility but presented as a low end option with little thought. If given approval I can't imagine this will improve at all. In my humble opinion, the Daybreak development has not been designed and proposed in a manner that is sensitive to the environment or its surroundings. I appreciate the opportunity to share my thoughts and concerns about this potential project. I have attempted to speak generally as a homeowner in Fountain Hills but personally this development would be devastating from a view and financial standpoint. I am confident that the council will make the best decision for the citizens of Fountain Hills and I would be happy to answer any questions that you have of me. Please attach my correspondence to the staff report. Sincerely, Bruce H.Welbourn Paula Woodward From: Grady Miller Sent: Tuesday, April 9,2019 12:37 PM To: Elizabeth Burke; Paula Woodward; Ginny Dickey Subject: Fwd: DAYBREAK Project Paula/Liz, Please add this to the public record on this topic. Thank you. Regards, Grady Begin forwarded message: From: Peter Donzelli Date: April 9, 2019 at 8:58:43 AM MST ikbor To: gdicke((ufh.az.gov,atolis(a),fh.az.gov, mscharnow(rah.az.gov, amagazine(fh.az.gov, dspelich(cufh.az.gov,dbrown(<i)fh.az.gov, sleckrone a,fh.az.gov, gmillerWiLaz.Rov, rrodgers(<4fb.az.Pov, mmoore rr fh.az.gov Subject: DAYBREAK Project Would appreciate this email being attached to the Staff Report" To Whom It May Concern: We have been full-time residents of Fountain Hills for 22 • years and have always enjoyed the beauty of its surroundings, the people and community feeling. We are against the DAYBREAK concept as being meaningful and needed for Fountain Hills. There are too many examples available that prove the addition of this complex to our community will result in additional space being vacant, poor traffic control and an absolute eyesore for those entering Fountain Hills. ,,, We urge you to vote against such approval for this project. Thanks for your concern and follow-thru. Linda and Peter Donzelli N Longfeather Peter J Donzelli CO,)480.816.1747 Please excuse the spelling...!may have responded by using my phone. 2 Marissa Moore From: Ginny Dickey Sent: Monday, April 1, 2019 4:04 PM To: Judy Mac Cc: Grady Miller; Marissa Moore;Elizabeth Burke Subject: RE:Shea and Palisades Development Hi, I appreciate your input. We will include this in the information for the project, and consider your concerns should the proposal come before Council. Thank you,Ginny Ginny Dickey Mayor •• "N NC Town of Fountain Hills . p:(480)816-5101 sa:16705 E.Avenue of the Fountains,Fountain Hills,AZ 85268 'NW, «.,1" w:www.fh.a2.eov e:Rdickey@fh.az.gov meo Follow us on: MOO Original Message From:Judy Mac Sent: Monday, April 1,2019 2:26 PM To:Ginny Dickey<gdickey@fh.az.gov> Subject:Shea and Palisades Development Please be advised that as a resident of Eagle Mountain I am opposed to the proposed 400+ apartment development near my home. Traffic on Palisades is very heavy presently and the road to Shea has obstructed views. Any ingress or egress at the proposed site would constitute a traffic hazard and could be dangerous. Thank you. Richard Berk East Miramonte Way Fountain Hills,AZ 85268. `(ta.• Marissa Moore From: Don Schultz Sent: Friday, March 29, 2019 10:52 AM To: Ginny Dickey;Art Tolis; Mike Scharnow; David Spelich; Dennis Brown; Sherry Leckrone; Grady Miller; Bob Rodgers;Marissa Moore; PZC(Commission) Cc: Don Schultz Subject: Daybreak development Follow Up Flag: Follow up Flag Status: Flagged The proposed development plan of"Daybreak" states that it is a low density community. When you use only 30 acres of a 60 acre parcel, it reverts back to a high density complex. This does not "protect and preserve existing neighborhoods from incompatible adjacent land use." Does the Town of Fountain Hills want to "spoil the gateway" to this unique and outstanding community? A stranger told us to drive East on Shea, and North on Palisades Boulevard to see Fountain Hills. We still remember the impression we had of the fountain, the sign, and the desert vista as we made a left turn. As residents of Summit, making a left turn onto Palisades, while facing head-on left turns from Daybreak would be a dangerous daily occurrence. Don and Marti Schultz Sent from my iPad Paula Woodward From: Sent: Thursday, March 28, 2019 10:36 AM To: PZC (Commission) Subject: Daybreak Development Proposal To:Zoning and Planning Commission • Chairman Susan Dempster • Vice-Chairman Erik Hansen • Commissioner Mathew Boik • Commissioner N'Marie Crumbie • Commissioner Peter Gray • Commissioner Christopher Jones • Commissioner Scott Schlossberg From: Irvin P. Brock Ill, M.D. Re: Daybreak Development Proposal Date: 3/26/18 Dear Fountain Hills Zoning and Planning Commission, First let me take this opportunity to thank the commission for their service to this community. Fountain Hills is a wonderful place to live and it's to the Zoning and Planning Commission's oversight that we owe a debt of gratitude. The Fountain Hills Planning Document is a reflection of the commission's (and other's) thoughtful oversight. It's in this context I share my concerns with regards to the Daybreak development. Specifically, I ask the commission to consider whether this development truly consistent with the Fountain Hills Planning Document? I'm sensitive to the growth pressures Fountain Hills is experiencing and aware of the limitations in available real estate to address those pressures. I'm also sensitive to the need for economic vitality: but it must be cohesive, balanced, flexible and guided by the planning document. Stated another way: I'm not opposed to development but ask whether the Daybreak development proposal is appropriate for this site. Does this development conserve and preserve the natural heritage and visual beauty of the surrounding desert? Fountain Hills was recently selected as one of the top 25 cities in the greater Phoenix valley to live in and was selected as an international Dark Sky Community. Is this the first impression (of a large hill, now irreversibly altered,with multi level apartments,and warehouse appearing,free standing,car garages,with little buffer off of the southern segment of North Palisades) we want visitors to have as they approach Fountain Hills from the South? In my opinion, this proposed development damages the majesty of the entrance to Fountain Hills. Does this development protect adjacent neighborhoods from incompatible adjacent land use? How is an assisted living facility and multiple family units compatible with the surrounding neighborhoods? How does the Daybreak project "protect" adjacent neighborhoods? The surrounding neighborhoods are ALL single family homes. In my opinion, Daybreak is inconsistent with adjacent neighborhoods and rather than protect these neighborhoods it places them at increased risk through their high density and associated increased traffic congestion. It is also important to point out that the density calculation for this project, performed by the developer, uses the total square footage of the land in question, not the usable/buildable square footage. This 1S makes the density to appear much less than it actually is. Is this development being accomplished in a "highly sensitive" manner relative to existing land forms, wash areas, vegetation and other environmental constraints? The development plan currently calls for the significant destruction of a large natural hill that is very close to the Shea and North Palisades intersection. This hill, in addition to its natural beauty, serves as a natural sound barrier from traffic noise to adjacent neighborhoods. Traffic congestion and its associated noise are not inconsequential in this area. Currently there are 15,390 cars per day that travel on Palisades Boulevard and the Daybreak development is projected to add 2,500 additional cars per day. This projection does not include the increase in traffic associated with the expansion of the CopperWynd resort and the new housing development of Adero Canyon. Ingress and egress from the Summit (directly across North Palisades to the proposed entrance to Daybreak)at Crestview is already precarious due to the limited visibility of oncoming traffic headed South towardsShea. Finally, if you have driven on North Palisades, you will attest to the lack of compliance with the posted speed limit. In my opinion, Daybreak is not being built in a highly sensitive manner. It is my opinion, this development is far from being highly sensitive to the existing forms. In conclusion, thanks for allowing me this opportunity to share my concerns and opinions. I'd like to recommend visiting the proposed site and adjacent neighborhoods,guided by some of the homeowners,to get a better appreciation of our concerns. In addition, I would be happy to discuss this further at the commission's convenience. Please attach this to the staff report. Respectfully, Irvin "Pete" Brock III, M.D. Sent from Mail for Windows 10 2 Paula Woodward From: Bob Hahn Sent: Wednesday, March 27,2019 1:28 To: PM PZC (Commission) Subject: Proposed Daybreak Project Planning Commissioners Why is it that developers like Daybreak think it is okay to submit a development plan to the town that is in direct violation of countless ordinances and regulations? Why would they not just submit a plan that is in compliance from the outset? Could it be because they believe the town is so desperate for grow and revenue that it will roll over and grant anything just to get development regardless? Or,could it be that the process the town uses is flawed; is too iterative and open to negotiation.They know you will move on certain items, the process encourages it, indeed, it welcomes it. Respectfully and thankful for your service to the town, Bob Hahn L kor Paula Woodward From: Grady Miller Sent: Tuesday, March 26,2019 9:40 AM To: Elizabeth Burke; Paula Woodward Cc: Ginny Dickey Subject: FW: Daybreak Development Attachments: FH CC Daybreak.docx Please include the attached in the public record on the Daybreak matter. Thank you. Grady Grady Miller Town Manager Town of Fountain Hills 16705 E.Avenue of the Fountains Fountain Hills,AZ 85268 Direct: 480-816-5107 Fax:480-837-3145 The Height of Desert Living Original Message From: CARROLL Sent:Tuesday,March 26, 2019 9:34 AM To:Ginny Dickey<gdickey@fh.az.gov>;Art Tolls<atolis@fh.az.gov>;Grady Miller<gmiller@fh.az.gov>; Marissa Moore <mmoore@fh.az.gov>; PZC(Commission)<PZC@fh.az.gov> Subject: Daybreak Development The attached letter expresses our concerns with the proposed Daybreak development on Shea and Palisades. We ask that you please include this letter in the next staff report to the council. Thank you. Carroll& Eileen Anderson 1 To: Fountain Hills Town Council Members As proud homeowners and 11-year residents of the great town of Fountain Hills,we are urgently asking that you deny approval of the proposed Daybreak development. This development is ill advised for multiple reasons and would negatively impact the town of Fountain Hills and the residents who are in the direct vicinity of the project. As you know,this proposed location is at the heart of the western gateway to Fountain Hills.We all take tremendous pride in the spectacular mountain and vista views when approaching the city on Shea. Whenever we tell our friends from the Midwest that we live in Fountain Hills,they immediately associate the town by these views when they've passed through the area. There is no question that 2-3 story rental apartments will detract from those views and redefine visitors' perceptions of Fountain Hills. Not to mention the traffic. We honestly cannot comprehend a traffic study supporting this project based on the fact that the intersection of Shea and Palisades is already at peak capacity. We should know—we overlook it every day and attempt to navigate our way in and out of our development's entrance through an endless stream of incoming traffic. It is unfathomable to think of potentially another 600 parking spaces that could significantly increase the traffic in an already congested area. When we purchased our lot in 2008, we paid an additional$100,000 for the view. Each and every visitor who enters our house,whether friends, acquaintances or repairmen, immediately comment on the spectacular view. If this project moves forward, property values in the vicinity will decrease dramatically, which could impact the city's tax base significantly. We appreciate the efforts in helping local businesses survive the seasonal fluctuations that Fountain Hills experiences.However, building assisted living or rental apartments in one of the most aesthetic locations in all of Maricopa County is not a solution. You can be assured that we will do all that we can to prevent this from moving forward and sincerely hope that you have the foresight to understand our position for the sake of the residents you represent. Thank you for your cooperation. Respectfully yours, Carroll and Eileen Anderson Mountain Vista Ct. Paula Woodward From: Suzie Downs Sent: Tuesday, March 26,2019 10:08 AM To: Ginny Dickey;Art Tolis;Mike Scharnow;Alan Magazine; David Spelich; Dennis Brown; Sherry Leckrone; Grady Miller; Robert'Bob' Rodgers;Marissa Moore; PZC (Commission); Pete Downs Cc: PLEASE ATTACH TO THE STAFF REPORT- PROPOSED DAYBREAK PROJECT Subject: To our civic leaders, I am writing in regards to the proposed rezoning and Daybreak development at the corner of E. Shea Blvd, and N. Palisades Blvd. First I want to say thank you for your service to the community. I can relate. I was involved in city government for 25 years. You examine data,review community input and eventually make decisions affecting the future landscape of your community, no easy task. The sustainability of a community depends on its citizen's involvement, infrastructure and economic development. These basics are the cornerstone to the development of any community. The cornerstone of the Fountain Hills Community lies at the intersection of East Shea Blvd.,and N. Palisades Blvd. This natural billboard, a gateway to the community is being slated for a high density,high traffic apartment and assisted living complex. We know this to be the gateway to the community because the intersection of Shea and Palisades plays host to 2,080 vehicles per hour at 6:40 am and peaks at 3,260 vehicles per hour by 9:00am. (I have video or maybe we could do a long breakfast) The current zoning is for a planned resort, which is nestled into the existing topography of the site. We see this as an aesthetic compliment to the existing lay of the land, producing a much lower traffic count as well. The Daybreak plan however,involves bulldozing and excavating 30 feet off the top of the hill along Palisades, and replacing it with 40 feet of concrete. Turn the corner, head north on Palisades and welcome to fountain hump and 4 stories of concrete. Selfishly this request for rezoning would take the surrounding million dollar views of a community and narrow them down to $1500 views(referring to the monthly apartment rent)in a very tight geographical complex of high density, multi-story structures, and high resident turnover. Is this the best use of land,and is this the character of a growing community? In the General Plan(2010)of Fountain Hills, Chapter 3, Land Use Element, page 34, Goal Five states"Protect and preserve existing neighborhoods from incompatible adjacent land uses." When you consider the collateral damage to the aesthetic value, worsening traffic safety, and the loss of a community's identity, it is clear that a rezoning of the"Gateway To Fountain Hills"is not conducive to the goals of Fountain Hills General Plan and thus,not warranted. Again, thank you for your service to this great community. The natural beauty preserved by decisions of council is what brought us here. I hope your decision on the rezoning issue will keep us here. Best Regards, Pete Downs Mountain Vista Ct. Fountain Hills AZ 85268 L kir 2 Marissa Moore From: judy hippner Sent: Monday, March 25,2019 2:28 PM To: Ginny Dickey;Art Tolis; Mike Scharnow;Alan Magazine; David Spelich;Dennis Brown; Sherry Leckrone;Robert 'Bob' Rodgers; Marissa Moore; PZC (Commission) Subject: Daybreak.... Please vote"NO" Follow Up Flag: Follow up Flag Status: Flagged The General Plan(2010)of Fountain Hills in Chapter 3, Land Use Element, page 34, Goal Five states "Protect and preserve existing neighborhoods from incompatible adjacent land users." We moved to Fountain Hills two months ago, attracted by the views and vistas. I recently told a friend where I had moved, and the response was ,"Isn't that primarily a condo community?" We must keep a healthy balance of single family residences, as well as apartments and condos and assisted living. Developers like the ones who are proposing Daybreak usually build these projects, rent them out at any cost, then sell them and move on. They are entitled to their profits,but not on the backs of all the other people living in Fountain Hills. Secondly, after attending these meetings, it was disclosed that the high school population has gone from 800 to 500 in the past few years. This is not good. You cant field a viable competitive sports program with so few potential athletes. So many extra curricular activities depend on enough students,as do many other educational programs and outside activities. Daybreak proposes assisted living and small rental apartments. It will not attract families with school age children. Our future is our youth. We already have enough assisted living units. Let us concentrate on our future. Let the developers build if they must, but keep the zoning to single family homes. And please, look carefully at the developers plans to blast off the top of the ridge and level it in order to build. Mother Earth doesn't like intruders like that and you never know what you are going to unleash when you start messing with the topography in that aggressive manner. THIS LETTER NEEDS TO BE ATTACHED TO THE STAFF REPORT Judith Hippner N. Mountain Vista Ct. Fountain Hills, AZ 85268 Paula Woodward From: Grady Miller Sent: Tuesday, March 26,2019 11:04 AM To: Elizabeth Burke; Paula Woodward Cc: Ginny Dickey Subject: FW: PLEASE ATTACH TO THE STAFF REPORT - PROPOSED DAYBREAK PROJECT Another document to include in the public record on Daybreak. Thanks again Grady Grady Miller Town Manager e;-.S��Niii Town of Fountain Hills e1l�� 1 16705 E. Avenue of the Fountains z Fountain Hills,AZ 85268 .r Direct: 480-816-5107 Fax: 480-837-3145 74' ee ylst of Dead 44449 f Now From:Suzie Downs Sent:Tuesday, March 26,2019 10:08 AM To: Ginny Dickey<gdickey@fh.az.gov>;Mike Scharnow <mscharnow@fh.az.gov>; Alan Magazine<amagazine@fh.az.gov>David Spelich <dspelich@fh.az.gov>;Dennis Brown<dbrown@fh.az.gov>;Sherry Leckrone <sleckrone@fh.az.gov>;Grady Miller<gmiller@fh.az.gov>; Robert 'Bob' Rodgers<rrodgers@fh.az.gov>; Marissa Moore <mmoore@fh.az.gov>;PZC(Commission)<PZC@fh.az.gov>; Cc:Pete Downs Subject: PLEASE ATTACH TO THE STAFF REPORT- PROPOSED DAYBREAK PROJECT To our civic leaders, I am writing in regards to the proposed rezoning and Daybreak development at the corner of E. Shea Blvd, and N. Palisades Blvd. First I want to say thank you for your service to the community. I can relate. I was involved in city government for 25 years. You examine data,review community input and eventually make decisions affecting the future landscape of your community,no easy task. The sustainability of a community depends on its citizen's involvement, infrastructure and economic development. These basics are the cornerstone to the development of any community. L 1 The cornerstone of the Fountain Hills Community lies at the intersection of East Shea Blvd., and N. Palisades Blvd. This natural billboard, a gateway to the community is being slated for a high density, high traffic apartment and assisted living complex. We know this to be the gateway to the community because the intersection of Shea and Palisades plays host to 2,080 vehicles per hour at 6:40 am and peaks at 3,260 vehicles per hour by 9:00am. (1 have video or maybe we could do a long breakfast) The current zoning is for a planned resort,which is nestled into the existing topography of the site. We see this as an aesthetic compliment to the existing lay of the land, producing a much lower traffic count as well. The Daybreak plan however, involves bulldozing and excavating 30 feet off the top of the hill along Palisades, and replacing it with 40 feet of concrete. Turn the corner, head north on Palisades and welcome to fountain hump and 4 stories of concrete. Selfishly this request for rezoning would take the surrounding million dollar views of a community and narrow them down to$1500 views (referring to the monthly apartment rent) in a very tight geographical complex of high density, multi-story structures, and high resident turnover. Is this the best use of land, and is this the character of a growing community? In the General Plan (2010) of Fountain Hills, Chapter 3, Land Use Element, page 34,Goal Five states "Protect and preserve existing neighborhoods from incompatible adjacent land uses."When you consider the collateral damage to the aesthetic value, worsening traffic safety, and the loss of a community's identity, it is clear that a rezoning of the"Gateway To Fountain Hills"is not conducive to the goals of Fountain Hills General Plan and thus, not warranted. Again, thank you for your service to this great community. The natural beauty preserved by decisions of council , is what brought us here. I hope your decision on the rezoning issue will keep us here. Best Regards, Pete Downs Mountain Vista Ct. Fountain Hills AZ 85268 yid Paula Woodward From: Bob Hah Tuesday,March 26, Sent: 2019 2:55 PM PZC (Commission) To: Daybreak Project Subject: High Importance: Planning Commissioners Before too long,the Daybreak project will be coming your way. It is a deeply flawed,"my way or the highway"proposal that violates more ordinances and sections of the General Plan than you can imagine,like a 600 foot long building,40 feet high, 11 acres of HPE being abandoned,large sections of OSR being eliminated,4 foot driveways,cuts 30 feet deep and fills of almost 60 feet, 1/3 less parking spaces than required, and very unsafe exit and entrance designs on the busiest road feeding into Fountain Hills. This is just to name a few. This project,as currently proposed, needs to be rejected, sending the developers back to the drawing board to make it right. Bob Hahn L L 1 Paula Woodward From: Larry Ellingson Sent: Monday,March 25, 2019 8:01 AM To: Ginny Dickey;Art Tolis;Mike Scharnow;Alan Magazine; David Spelich; Dennis Brown; Dennis S. Brown;Sherry Leckrone;Grady Miller; Robert 'Bob' Rodgers; Marissa Moore; PZC (Commission) Cc: Michelle Webb Subject: Daybreak/PLEASE ATTACH THIS EMAIL LETTER TO THE STAFF REPORT FOR THE COUNCIL As a concerned resident of the Summit at Crestview I would like you to consider the following points before voting to approve the recent proposals as I cannot imagine the traffic congestion going forward with this development. When we moved to Fountain Hills in 2001 we were informed of the proposed Resort and single family housing to be developed on this corner and now it looks a bit different. Daybreak is a proposed 400-unit Multi-Family Rental Complex with an Assisted Living Facility on the NE corner of Shea and Palisades • The General Plan(2010)of Fountain Hills in Chapter 3,Land Use Element,page 34,Goal Five states"Protect and preserve existing neighborhoods from incompatible adjacent land uses." The surrounding neighborhoods are all low density,high value single family homes. Daybreak is not a compatible neighbor with a 400-unit multi-family rental complex with a 3-story apartment for 55+and a 30-bed assisted living facility. • The current Zoning for this property is for lodging,1-3(General Plan,Chapter 2,page 16 and page 28,Figure 8)not for MFU(Multi- Family Unrestricted)and MFR(Multi-Family Restricted)use. This zoning should not be changed to anything other than low density, single family homes if it is changed at all so that it is compatible with the rest of the adjacent land use. • Traffic and traffic safety is of utmost importance to all Fountain Hills residents,visitors or commuters who use Shea and/or Palisades Boulevards daily. This is an extremely busy intersection and one of 3 main arteries into the Town of Fountain Hills. There are over 15,390 cars per day on Palisades Boulevard and the proposed Daybreak development could generate approximately 2500 trips daily with 148 generated during the AM peak hour and 178 during the PM peak hour alone! The proposed entrances/exits could lead to many traffic accidents and possible deaths due to blind corners and the age of those in the Multi-Family age restricted(55+)apartment. • Fountain Hills is renowned for its pristine image and panoramic mountain views and vistas. This is the Gateway to Fountain Hills from the West and will not be the image that we want our town to represent. A rental complex with an assisted living facility as the first few images into the Town of Fountain Hills is not cohesive with a"Beverly Hills of Arizona"mentality,per Vice Mayor Art Tolis. • The number of Zoning and Ordinance changes(at least 13)to accommodate this development is too many and will likely not be adhered to, like many of the other requested zoning changes from other developments that the Town of Fountain Hills council has approved in the past few years. i.e. the apartment building downtown that does not represent what Fountain Hills is all about. And where is Bart Shea now?'? • The occupancy in the existing Assisted Living facilities is approximately 70%. There are over 60 vacancies throughout Fountain Hills for rental apartments,condos and/or homes. We don't need another Assisted Living facility or a 400-unit Apartment complex. • Larry Ellingson "First Know yourself Plan for tomorrow, today Balance career and family See with an open mind Listen more often than I speak Remember the people involve Learn from mistakes Smile, think positive and maintain a sense of humor 41) "Live, learn, love and leave a legacy" Paula Woodward From: Sent: Monday, March 25, 2019 11:19 AM To: PZC(Commission) Subject: Daybreak Proposal The Planning and Zoning Commission is, or shortly will be, charged with considering the "Daybreak" proposal. This is a singularly bad idea as it is planned. Aside from the aesthetic damage to the currently attractive main entrance to the town of Fountain Hills, there are also serious ramifications to potential problems with congestion, road use and damage, safety as well as other considerations. The construction of several apartment buildings at this location is simply not in the best interests of the residents of Fountain Hills. If apartments designed for use as proposed are desired (by whom?), please advise the developer to find another location. Because of the extensive nature of the proposed development, and its long-term effect on the character and culture of Fountain Hills, it should be shelved as soon as possible. Such a major deviation from FH traditional standards should probably be put before the voters and not left to a small group of officials. There will likely be great pressure from the developer and other interested/involved parties to have the P&ZC grant multiple variations in codes and existing standards. Please stand fast andNod adhere to what is surely best for the community at large. The Daybreak proposal is a misnomer— this could result in a nightmare for Fountain Hills as we know it. Best wishes as you consider the benefits and negatives of the proposal. Please see it as a really bad idea for our future. Respectfully, G.A. Zingsheim Paula Woodward From: SHARON LATHAM Saturday, March 23, Sent: 2019 12:49 PM To: PZC(Commission) Subject: Fwd: Proposed Daybreak Project Sent from my iPhone Begin forwarded message: From: SHARON LATHAM Date: March 22, 2019 at 9:06:41 PM MST To: pze(flf.az.gov Subject: Fwd: Proposed Daybreak Project Sent from my iPhone Begin forwarded message: From: SHARON LATHAM Date: March 22, 2019 at 8:56:35 PM MST To:gdickey(wfh.az.t;ov, atolis cuth.az.gov,mschamow u?fh.az.s ov, amagazine cr.fli.az.gov, dspelichafh.az.gov, dbrown(fh.az.gov, sleckrone u,fh.az.gov,gmiller(c th.az.gov,rrodgers(i4fli.az.gov, mm000re2flh.az.gov Subject: Proposed Daybreak Project Ladies and Gentlemen of the Town Council, If the proposed Daybreak project comes to fruition as planned, it will be a sad day for our town and lower the value of not only our homes at the Summit at Crestview, Westridge Village and Crestview but also the first impression of the quality of the whole town. My husband and I moved here from Scottsdale eight years ago. We were drawn to the town because of the beautiful landscapes, the extraordinary views, the impressive developments and the home town friendliness of the people. We were informed when we bought our home that the land across from us was for sale and would be developed. Never in my wildest dreams did I imagine the town would approve such a hideous eye sore as Daybreak proposes. The beautiful hill on Palisades which would make a nice sound barrier from road noise is planned to be leveled. Why not keep the hill for aesthetic purposes and i develop behind the hill? Their plan is to densely cram the apartments,nursing home, and garages right up to Palisades with very little buffer from the road.The proposed colors for the buildings is red and yellow. Why not paint the structures in desert tones? The mixed usage of this property does not fit in with the surrounding properties. There are so many compromises that could and should be addressed. Entering the Summit at Crestview from Shea is already hazardous during the daylight hours because the line of sight is extremely poor. With the added traffic from Daybreak that hazard with increase immensely. Enclosed are photos taken from my back deck. Our home is directly across from the proposed project. As you can see we have at least one hundred feet of buffer from the road on the west side. Their project will level this gorgeous hillside and have virtually no buffer. Please consider my concerns and the concerns of our communities at the Gateway to Fountain Hills. I have heard that the Council is not interested in the loss of our views nor the devaluation of our properties. I kindly ask you how you would feel if this was approved for your back yard? Respectfully, Sharon M Latham N Sonora Vista Ct• f a�+ a pia r 4#, 'cam � * �` �" �^ yr. 2 • ii*�•� a_ t • 3 ...0, 1., 4,,, ": ' \ ,.. . , ,,,,,, t ct, Zof , *I S f .. .''P it '''.; ' i•'0.Y.1; 1 , li - 't''..1. - - , ,„ it'-'' , ..,. :... ^. .040•01113.f., .. , .. . ,. , h . + IWO. . Sent from my IPtione 4 Marissa Moore cv From: Ginny Dickey Sent: Friday, March 22,2019 5:44 PM To: Grady Miller;Marissa Moore Cc: RE: Daybreak Proposal Subject: Hi, I appreciate your input and we will take your comments under consideration should this proposal come before Council. Thank you, Ginny Ginny Dickey Mayor ,`�S"INgi i Town of Fountain Hills 01960 E v p:(480)816-5101 a:16705 E.Avenue of the Fountains,Fountain Hills,AZ 85268 ,vow ii,, w:www.fh.az.Qov e:gdickev@fh.az.gov Follow us on: ©©m From:GCZingsheim Sent:Friday, March 22, 2019 11:58 AM To:Ginny Dickey<gdickey@fh.az.gov> �r Cc:Art Tolis<atolis@fh.az.gov>;Mike Scharnow<mscharnow@fh.az.gov>;Alan Magazine<amagazine@fh.az.gov>; David Spelich<dspelich@fh.az.gov>; Dennis Brown<dbrown@fh.az.gov>; Sherry Leckrone<sleckrone@fh.az.gov> Subject: Daybreak Proposal I have recently become aware of the proposed "Daybreak" project to be implemented at the intersection of Shea and Palisades blvds. After checking into the details of the project I believe it is a singularly bad idea reminiscent of gondolas on the lake, a beachfront lagoon,and a 16 screen cineplex in the town center. All of which died a deserved quick death. Hopefully,the same will occur with the ill-considered multi-apartment proposal—although this project would have a far more debilitating impact on the future quality of life in Fountain Hills. The destruction of the aesthetics at the primary entrance to the town is only the most obvious of the negatives that would result from enactment of the plan. More serious are the congestion, safety, road damage and life quality impacts this project as proposed would have on all Fountain Hills residents. The idea should die in the crib. We recently elected a new mayor and town council. This is an excellent time for them to stand up to excessive development pressure to change planning and zoning regulations, and there will undoubtedly be many and continuing efforts to impose changes favorable to the developers. Stand for the interests of the residents and don't cave. Please. One only has to look at the abominable result of too many compromises in the garish and cheesy apartments that now t desecrate the Avenue of the Fountains. Time to earn your spurs and encourage the P&Z Commission to serve the best interests of the whole community. Thank you. Respectfully, G.A. Zingsheim 2 Paula Woodward L From: fmlatham Sunday,March 17, 2019 Sent: 5:19 PM Marissa Moore To: PZC(Commission) Cc: Proposed Daybreak Development Subject: Ladies and gentlemen of the town council 1 am writing you with some points to consider regarding referenced development as presently planned.There are several violations to the General Plan for Fountain Hills regarding land use compatible with the surrounding neighborhoods(multi storied apartments vs.single family homes), densities of development(actual 16 units per acre in the MVR and MFU zones), preservation of open space(particularly along Palisades Boulevard),protect natural open space(the plan indicates that the hill on the east side of Palisades is to be leveled to street grade and parking lots and apartments are to be adjacent to the right-of-way of Palisades with very little buffer).Certainly that is not compatible with the west side of the Boulevard which has over 100 feet of natural buffer/open space.That approach is not in balance at all with the western"gateway"to Fountain Hills that residences and visitors use to reach downtown and the Great Fair events that take place.There are so many comments about the approach to beautiful Fountain Hills via Palisades Boulevard; why ruin the view? I was in the business of land development and design for 37 years and can not understand why the plan wants to remove a natural buffer and traffic noise deflector(the hill).Why not"tuck"the proposed development on the east side of the hill and provide a more quiet living experience and even better views of Red Mountain,Four Peaks and the valley? There would remain plenty of open space to the east.The original plan indicated that was the approach for the hotel and condos. Then of course the traffic issue is a concern. The southern intersection from the development will be an accident ready to happen. I read the traffic engineer's report and the justification warrant to not install a traffic light at the proposed intersection as the volume of traffic from the side street will be low. But the sight distance is alreadya challenge to turn into The Summit at Crestview because the crown/profile of Palisades as it turns to the east toward Shea is view deterrent. Please consider these points and thank you for representing the Town of Fountain Hills. Yours Truly, F.M.Latham Ill N.Sonora Vista Fountain Hills,AZ.85268 Sent from Mail for Windows 10 ` , 1 Paula Woodward From: Alan Rousseau Sent: Wednesday,March 13, 2019 9:42 AM To: Ginny Dickey; Art Tolis;Mike Scharnow;Alan Magazine; David Spelich;Dennis Brown; Sherry Leckrone;Grady Miller;Robert'Bob'Rodgers; Marissa Moore; PZC (Commission) Proposed Daybreak Development Subject: To Fountain Hills Town officials, council and planners, My wife and I are residents at the Summit at Crestview where we built our dream home in 2007. We have recently become aware of the proposed Daybreak development on the corner of Shea and Palisades. We and the many neighbors I have talked to share a multitude of concerns about this project. First of all, the construction of rental units,three story buildings and an assisted living facility at the entrance to Fountain Hills appears contrary to the towns goals,to preserve open spaces and maintain strict guidelines for the conservation of natural resources and,more importantly,to protect and preserve existing neighborhoods from incompatible adjacent land uses, as stated in the General Plan. Nothing could be more incompatible than the proposed project surrounded by multiple upscale single-family residential areas including the Summit at Crestview,Westridge Village,the Palatial Estates, Firerock and Crestview. What an unsightly first impression for newcomers as they approach our town from the west. Secondly,and contrary to statements by the developer,what reasonable person would believe that the proposed project with all the additional vehicles would not greatly exacerbate an already congested and potentially dangerous traffic situation at the corner of Shea and Palisades? Having four entrances, two for Daybreak with its 400 additional •410 units and one each for the Crestview and the Summit,so close makes no sense at all. Lastly, we all have concerns about erosion of our property values. When my wife and I purchased our lot at the Summit we paid a$200K premium for our views. Again,no reasonable person can argue that replacing the view of expansive unspoiled Sonoran Desert with three story buildings and high density housing would not degrade the value of our properties. One of the developers in a letter to the town stated that a recent Harvard study showed that low-income residences did not harm the property values of adjacent developments. In fact, low income projects actually added value to the communities. If you actually read this document,I believe you will conclude that the developer's claim is at best disingenuous and at worst a deliberate attempt to deceive the town planners. Nowhere in this study is there a situation like we have here in Fountain Hills where it is being proposed to construct rental units, three story buildings and an assisted living center that would replace a scenic, unspoiled expanse of Sonoran Desert right in the middle of multiple existing upscale single family developments. I sincerely hope that you will take these concerns into consideration before going forward with the proposed Daybreak project. Please attach this email to the staff report. Respectfully, Alan Rousseau N Skyline Drive 1 Paula Woodward From: Sent: Tuesday, March 12,2019 6:19 PM To: PZC(Commission) Subject: Daybreak Please also forward to mayor-thank you My name is Paul Studer a owner in Westridge Village. I have attended two meeting. Listed below is my thoughts intended to communicate to any one you my suggest. As a home owner in Westridge Village I will the first to express my appreciation for open natural landscape surrounding our community. At the same time I must acknowledge that I have no right to stop an owner from making improvement on his or her property.As long as the are in line with approved planning zoning rules or other such requirements. Many years ago the property was approved for a hotel.Which would more then likely had staggered traffic with people arrival and departure. More than likely some groups arriving in vans.Which would offer some reduction on the projected traffic. Yet as I recall based on traffic studies at the time a signal was required to allow proper safe entrance and egress from hotel. Which brings me to my main concern this new project requires a change to the zoning of the property.The traffic to and from area more than likely will increase greatly during the morning and afternoon commute times.Yet we were advised we were advised special entrance or crossing requirements were required. As I think about the added traffic, I ask my self when the safety requirements change. I am concerned for all the families living in Westridge Village and those in the planned community. There were other concerns, I assumed as said the builder's the drawings were preliminary and was open to suggestion. Which puts my main concern proper and SAFE entrance and crossing of one of the main entrance and exit to Fountain Hill. Paul Studer L 1 Marissa Moore From: Paula Woodward Sent: Sunday, March 10, 2019 2:57 PM To: Marissa Moore; Robert 'Bob' Rodgers Subject: Fw:Opposition to Daybreak Project Attachments: Daybreak Project.docx Follow Up Flag: Follow up Flag Status: Flagged From:Judy Hines Sent:Saturday, March 9,2019 5:45:27 PM To: PZC(Commission) Subject: Opposition to Daybreak Project Dear Commisioners Dempster,Hansen,Boik,Crumble,Jones,Schlossberg and Gray, Please see my letter attached. Thank you. Judy Hines J 1 N. Mountain Vista Court Fountain Hills,Arizona 85268 March 8, 2019 Dear Commissioner, Re: Proposed Daybreak Project I'm writing to voice my strong opposition to the proposed Daybreak project at Shea and Palisades Boulevards. In my opinion, the proposed development is much too dense in structure and in population for that parcel of land. The rental units, apartment complexes and assisted living facilities are inferior in value and incompatible with surrounding homes,and all those homeowners will be gravely affected by this project. The volume of traffic generated from the proposed development, as well as the hazardous entrance and exit immediately after turning onto Palisades Boulevard, is a major concern and not one to be taken lightly. With an elderly population from the assisted living facility venturing onto a very busy Palisades Boulevard, there will be lives lost. L You only have one opportunity to make a First Impression and this will NOT be the first impression we want to present to someone driving into Fountain Hills from Scottsdale to shop, to enjoy our views or to consider buying property. If Daybreak comes to fruition, the introduction we present of Fountain Hills will be a crowded, congested eyesore. As a Fountain Hills homeowner for the past 21 years, I've taken great pride in the beauty of our town. This is true for all my neighbors. Please don't allow businessmen who don't even live in our town to take that away from us. I request that you include my letter in the staff report to the council. Sincerely, Judith Hines Marissa Moore J From: Larry Goldstein Sent: Friday,March 8, 2019 11:33 AM To: Ginny Dickey Cc: Mike Scharnow;Alan Magazine; David Spelich;Art Tolis;Dennis Brown;Sherry Leckrone; Grady Miller; Robert'Bob' Rodgers;Marissa Moore Subject: Daybreak Development Follow Up Flag: Follow up Flag Status: Flagged Dear Mayor Dickey, I am a current and long-time resident of Westridge Village. My wife Barbara and I have lived here since 2003. It's a special neighborhood in what we feel is the best part of the metro area to live in,Fountain Hills. I am writing regarding the Daybreak project. I attended a meeting on February 25, 2019 that was advertised by the developer as a reception to present development plans for the Daybreak project. What I heard is that the plan was to build 400 rental units and a 30-bed assisted living facility. I am compelled to state my opinion Mayor Dickey that this location is the absolute worst place to put this type of development. The northeast corner of Shea and Palisades is the western entrance to our fine town. When you come up the hill from Scottsdale and approach Palisades that beautiful corner is our town's "point of first impression". The prominent waterfall grabs your attention and the preserve behind it with Four Peaks beyond is perfect. The Daybreak project will destroy the hilltop and wreck the natural beauty of the preserve below it. This will forever diminish the appeal of our western entrance. Placing this high-density apartment/assisted living development right across the street from Firerock, Crestview,Summit and surrounded by single family homes with view lots will look ridiculous and reduce property values. Further, the increase in the number of cars and traffic caused by the main entrance being so close to Shea will create more problems in what is already a very scary(high speed &limited line of sight) intersection at Shea& Palisades. I am also quite concerned with the apparent distortion and mischaracterization of historical data being used by the developer. At the start of the February 25, 2019 presentation the first thing they told us was that since our Homeowners association had over 15 years ago approved a potential convention hotel development plan,that we were somewhat obliged to approve the Daybreak project. The presenters felt that their rentals/assisted living development would be"better than a hotel"and therefore we should be fine with it. To substantiate their position,they presented a letter from 2006 signed by our then board President and inferred that it was the proof that we had approved the hotel in its entirety. This inference is not accurate. While Westridge Village was not happy with the proposed hotel plan, we recognized the reality of tax revenue producing land development and social progress so we were working with the developer and its architect to minimize the impact on Westridge and the surrounding area. Where we left it with them was that the developer was going to place the taller hotel structure down the hill and the single-story condos at the top of the hill. Following that period of negotiation, due to the downturn in the economy and other issues the hotel project was suspended. To be clear, my position is not anti-development. However, I feel very strongly that it must be the right kind of development for this particular location. Daybreak is not it! 1 Respectfully, (by Zayre, 94tdatem Larry Goldstein,CLU, ChFC, RHU, REBC, CASL Cell I kvir Marissa Moore sit) From: Maggie Iverson Sent: Thursday,March 7,2019 12:47 PM To: Ginny Dickey;Mike Scharnow; Alan Magazine; David Spelich;David Spelich;Art Tolls;Art Tolls; Dennis Brown;Dennis Brown;Sherry Leckrone; Robert'Bob'Rodgers;Marissa Moore; Paul Gilbert;Jeanette Williams Subject:Daybreak Neighborhood Subject: Day Break Development March 5,2019 To Whom It May Concern: Our family moved to Fountain Hills nearly two years ago. After my wife developed health conditions we decided to buy a home with our daughter and son in law. For over a year we looked for the perfect home for all of us to live comfortably and safely reside. We were fortunate to find Westridge Village. We felt this development offered us the perfect location,in a quiet desert oasis that is in a low congestion area of the city. We found a wamt welcoming environment in this established community and that brings me to the purpose of my email. I am concerned about the proposed Daybreak Development to be located at Shea and Palisades with 400 hundred rental units. Earlier this week,we attended a meeting with the developers and many other homeowners whose property will be effected by this rental project. Based on what was presented,we were upset to learn that the impact on surrounding homes will be dramatic and negative,destruction of the desert landscape and the desert wildlife will that be irreversible. While that in itself is unfortunate and disappointing,perhaps more importantly is the impact to the Fountain Hills Community. The very first entrance to our beloved Community will be marred by hundreds of multistory rental apartments. A substantial change the from the beautiful desert mountain and small valley covered with healthy saguaro's and majestic views of Fountain Hills that greet us as we drive up Palisades. The foreseeable impact to our home and those surrounding homes the development of hundreds of rental apartments is depressing. Having an additional 700 to 900 people residing in this small area is untenable. The congestion and noise will be horrible along with,per the builder,nearly yearly turnover in the rental apartments creating more congestion with apartment shoppers and moving trucks going in and out of the community at all hours of the day and night. It ,410)doesn't sound like a conducive fit to our community nor our neighbors. There is no doubt that home values in the surrounding area will plummet and since we have been in our home less than two years,if we feel forced to sell due to the changes,selling will create a substantial loss.This may mean we will have to consider renting out our beautiful home,which may be what other home owners are considering. This would result in not only a 400 rental apartment development,but also a once established community potentially turning into a transient neighborhood with the present homeowners leaving Fountain Hills. This would be a terrible loss to the Community. There is no doubt that if the rental apartment project goes forward the construction phase will be devastating to all of us in the area surrounding the rental apartment construction area.We will be inundated with noise from the site 40 to 60 hours a week for possibly two years. The traffic increase will be not only make the traffic noise louder but also the road will be more dangerous due to the increased traffic. This is a non-commercial residential area of low density high value homes,the rental apartments won't enhance our neighborhood. Apparently,there are already numerous rental vacancies throughout the city. Do we really need 730 new apartments in a city where you rarely see single family homes go up? Finally,the developers are describing this as a'low density development'based on 6 units per acre,but in truth it's three times the density because they are only using 23 acre's of the 60 acre plot for 400 units. Thank you for taking the time read this email and I hope you understand our heartfelt concerns. We are anguishing over this proposal and would appreciate your support in preventing the change in zoning and allowing this project to move forward. Sincerely, Dennis J.Iverson Maggie L.Iverson Westridge Village E.Hillside Drive Fountain Hills,AZ 85268 1 Marissa Moore From: ROBERT COURTNEY Sent: Monday, March 4,2019 8:50 AM To: Ginny Dickey; Mike Scharnow;Alan Magazine;David Spelich; David Spelich;Art Tolis; Art Tolls; Dennis Brown;Dennis Brown;Sherry Leckrone Grady Miller; Robert'Bob' Cc: Rodgers; Marissa Moore; Bob Hahn Subject: Development of NE corner Shea& Palisades Boulevards Dear Mayor Dickey and Town Council I am the current President of the Westridge Village Homeowners' Association ("Westridge Village"). We are a community of 87 single family homes located off Palisades Boulevard just to the north of the proposed rental and assisted living development named "Daybreak." The real estate in question is located on the NE corner of the intersection of Shea and Palisades Boulevards. I am writing, in part, to respond to a mischaracterization that runs through the February 26th email to you and other Fountain Hills government officials from Mr. Jeremy Hall, one of the rental developers. Mr. Hall's email purportedly reports on what happened at a public "Open House" held on the evening of Monday, February 25. Hall's email characterizes the position of ' ,,, Westridge Village and other neighbors who attended the February 25th meeting as follows: there should never be development on the property in question. At one point he refers to a "tactic" that he asserts residents would follow to ensure there is never development. To be clear, the position of Westridge Village is NOT anti-development, as suggested by Mr. Hall's February 26th email. (I also would refer you to the email to you sent March 3' from Mr. Robert Hahn, a former Westridge Village President. Mr. Hahn corrected the historical distortion put forth by Mr. Hall in his February 26'h email about an attempted hotel development in the mid-2000s.) The February 25th meeting was styled by the rental developers as: ....[A] reception to present development plans for 60 acres at the northeast corner of E. Shea Boulevard and Palisades Boulevard in Fountain Hills. An application to down zone the property from a large commercial conference hotel to a residential multifamily community has been submitted to the Town of Fountain Hills. When people showed up at the February 25th public reception they heard for the first time that the "plan" was to build 400 rental units, including a 30-bed assisted living facility! You can imagine that people were emotional to learn that a commercial project was being dumped into the middle of a neighborhood of single family homes; all of this on location that has been tow considered by many to be the western Gateway to Fountain Hills! Based on emotional statements made by surprised Fountain Hills' residents regarding a project that has obviously been under development in stealth-mode for months, Mr. Hall attempts to create a storyline that neighbors will push blindly for no development. This is baseless and false! In the coming days residents of Fountain Hills, including neighboring residential communities, will express themselves on the many things wrong with this particular rental development plan. But that does not mean citizens are unaware of realities. Some type of development may be inevitable. Just not this rental plan. I look forward to discussing with you and other Fountain Hills officials why this Daybreak rental development should be rejected by the Town. After this particular rental plan is rejected, Westridge Village is prepared to work cooperatively with the Town and with responsible developers to find a positive use for this real estate which will enhance Fountain Hills and the surrounding neighborhoods;just as Westridge Village worked in the mid-2000s with the architect and developers who were trying to build a resort hotel on this site. Respectfully, Robert E. Courtney President Westridge Village Homeowners' Association 2 Paula Woodward From: Marissa Moore Sent: Monday, March 4,2019 10:03 AM To: Paula Woodward Subject: FW: Daybreak Rental and Assisted Living Apartment Meeting Summary Attachments: Hotel Letter April 2005.pdf From:Bob Hahn Sent:Saturday, March 2, 2019 11:40 AM To:Alan Magazine<amagazine@fh.az.gov>;Art Tolis <atolis@fh.az.gov>; David Spelich<dspelich@fh.az.gov>; Dennis Brown<dbrown@fh.az.gov>; Ginny Dickey<gdickey@fh.az.gov>; Mike Scharnow<mscharnow@fh.az.gov>;Sherry Leckrone<sleckrone@fh.az.gov> Cc: Bob Courtney;Grady Miller<gmiller@fh.az.gov>; Marissa Moore<mmoore@fh.az.gov>; Robert'Bob' Rodgers<rrodgers@fh.az.gov>;Christopher Jones<cjones@fh.az.gov>; Erik Hansen <ehansen@fh.az.gov>; Mathew Boik<mboik@fh.az.gov>; N'Marie Crumble<ncrumble@fh.az.gov>; Peter Gray<pgray@fh.az.gov>;Scott Schlossberg<sschlossberg@fh.az.gov>; Susan Dempster<sdempster@fh.az.gov> Subject:Daybreak Rental and Assisted Living Apartment Meeting Summary Dear Mayor and Town Council My name is Robert Hahn, I am the former President of Westridge Village's HOA("Westridge), and L along with my wife Liz, have been residents of Fountain Hills since early 1999. From 2005 to 2008, I served as president of Westridge. I am writing regarding what I view as misleading and incorrect statements recently made to you and other Fountain Hills officials by the developers of the so-called "Daybreak" rental development at the NE corner of Shea and Palisades Boulevards. From 2005 to 2008, I served as president of Westridge, during which time, Sierra Ventures bought the property on the northeast corner of Palisades and Shea Blvd for the purpose of developing the site into a convention hotel and condos. At that time the property was zoned for hotel development. While Westridge was not happy with this proposed plan, we recognized reality and worked with the developer and its architect to minimize the impact on Westridge and the surrounding area. In April of 2005, Westridge board of directors sent a letter to Dana Burkhart of the Planning &Zoning Department of the Town of Fountain Hills supporting Sierra Ventures'rezoninq request to convert the property from a combined L-3 / R-4 designation, to an L-3 only designation,which had the effect of allowing them to place the hotel structure down the hill (away from Palisades)and place the single story condos at the top of the hill. According to Mr. Robert Rodgers of P&Z, with whom I met a few days ago, this was basically a "flip flop" from what the prior owner before Sierra Ventures had it zoned to. By the way, a second, identical letter was sent to P&Z in February 2006; the year gap was partially the result of cooperative meetings between Westridge and the Sierra Ventures' architect to make changes that were neighborhood friendly; a process, not followed by the Daybreak rental developers. In a February 26, 2019 e-mail to you, rental developer Jeremy Hall reviewed his take of the neighborhood reception held on February 25, 2019 with people from some of the neighborhoods that would be directly impacted by his Daybreak project. In that e-mail, Mr. Hall states in item 4 that "the Westridge Village HOA wrote a letter in support of the development in 2006." If you read the attached April 2005 letter from Westridge to P&Z, you will see it clearly states that Westridge Village supported the rezoning requested by Sierra Ventures, and nothing more. Mr. Hall's statement in his e-mail to you clearly implies that Westridge Village supported the entire project/development, which couldn't be further from the truth. None of the residents wanted this"in their backyard". I just wanted to set the record straight at the outset of this process, so that Mr. Hall doesn't keep harping on something that is just not the case, and never was Respectfully Robert B Hahn E Redrock Drive 2 April 19, 2005 Mr. Dana Burkhart E. Palisades Blvd. P.Q. Box 17958 Fountain Hills, AZ 85269 Re: Rezoning Of Convention Hotel Property It is the understanding of the Westridge Village Board of Directors that Sierra Ventures, current owner of the referenced property, will be requesting a zoning change for the property in question on or about May 01, 2005 We understand that the most recent zoning change approved by P&Z for that property was L-3 for approximately 13 acres and R-4 for approximately 10 acres. Sierra Ventures will petition P&Z to change that to L-3 for all 23 acres, which basically brings it back to what it was prior to the latest change. If all of the above is true and accurate the Board of Directors of Westridge Village, which abuts the referenced property, fully supports the rezoning request being made by Sierra Ventures and urges P&Z approval. This support is strictly based on the assumption that other than related covenants previously agreed to relative to future use of adjacent lands and hillside protection will remain unchanged. S' erely, Q Robert B. Hahn President, Westridge Village HOA Cc. Mike Duffy APR C G 26U3 Fountain Hills, AZ 85268 al Marissa Moore From: Robert'Bob'Rodgers Sent: Wednesday, February 13,2019 12:50 PM To: Marissa Moore Subject: Fwd: Daybreak development project will be discussed at HOA meeting FYI For the file. Bob Begin forwarded message: From:Ginny Dickey<gdickey@ fh.az.gov> Date: February 13,2019 at 12:47:00 PM MST To:Robert 'Bob'Rodgers<rrodgers@fh.az.gov> Cc:Grady Miller<gmiller@fh.az.gov> Subject:FW: Daybreak development project will be discussed at HOA meeting Here's the email I mentioned...only person who has contacted me so far,thanks. From:Ginny Dickey Sent:Wednesday, February 13, 2019 12:45 PM To:'Susan Fallon' Subject:RE:Daybreak development project will be discussed at HOA meeting Hi, Susan. I will forward to our Development Department. There is much discussion to come and your points will help give us some direction. Thank you,Ginny From:Susan Fallon Sent:Wednesday, February 13,201910:24 AM To:Ginny Dickey Subject: Re: Daybreak development project will be discussed at HOA meeting Thanks very much Ginny. I'm aware of the deveopers meeting and will be attending. I'm currently working with Bob Courtney, Westridge Village HOA board president, on gathering intel and info. He picked up about 20 pages of the filed plan from the town earlier this week. ( On a positive note, he said the woman who he dealt with in the Planning and Zoning office could not have been nicer or more accommodating.) The HOA will have their annual meeting tonight, where I'm sure we'll be able to better assess the reaction of Westridge Village residents. I'll share some thoughts with you here. From a personal perspective, the development is a hit to our home value, as our property backs to the specified area. Our initial reaction, as is typical, I think, was panic and i disappointment. However, we have now talked ourselves down off the cliff and are attempting to take a reasoned approach. I'm certainly not laboring under the misperception that we can simply halt development through protest. Someone is bound to develop that land at some point. Instead, if the development makes it through Planning and Zoning and is approved by the town, I'm hoping we'll find ways to work with the developer on modifications that could benefit our community. That said, here are my initial thoughts/concerns regarding the plan as currently presented. Please take these as my thoughts only - not that of the Westridge Village HOA. Also, I recognize that some of the below points may be answered or at least addressed in the more formal plan to be presented on the 25th. I'm not looking to bury you in info, but to share perspectives/ideas that may help you as you assess the development plans. • The plan presumes 400 new families will move into the 23-acre plot - far too many units/residents in my view to be justified on a number of levels, including: • Impact on Town: The developer will, of course, say that this is a wonderful idea that will bring significant new business/revenue to the town. We've heard this before. Where exactly will these 400 new families work? There's certainly not enough commerce in town to support that number of new residents. I doubt that the majority wish to commute to Scottsdale to work. Conversely, if they are looking primarily to attract snowbirds and retirees, that flies in the face of the otiow long-range plan to attract more young families to town, does it not? • Speaking of the town plan, most FH residents are well aware of what a travesty the former Mayor and her henchpersons managed to commit with the development of those ugly apartment buildings on Avenue of the Fountains. My understanding is that their height alone contravenes the Town Plan. Does the Town Plan matter anymore and if so, could you advise where I could obtain a copy so that I can begin comparing development plan versus town plan? • Construction: I am personally very concerned about potential need for blasting as well as excavating if this development goes through and will be following carefully what they have to say on this point. • Traffic: Developer is suggesting ingress/egress from Palisades Boulevard only - not Palisades and Shea. This will place an immense burden on traffic flow, particularly as the developers are presumably saying they have no plans to suggest a stoplight. • Noise - The condos across from us (I believe called The Summit) already experience significant noise wafting up from traffic on Palisades. I cannot image what this will do. • Zoning: The plan includes two lots - one with 270 condos/apartments in 13 buildings and the second a 55-plus only section with 130 units In 5 buildings, 30 units of which will be set aside for those who need assisted living. Is the second section still considered 'residential' zoning if staff will be required to help with assisted living residents? 2 • The open desert area between the new development and the nearest home in our complex is stated in the plan to be a mere '400 feet' - that's a very modest separation, to put it mildly, and could have a greater-than-average downward impact on the value of existing single-family homes here in Westridge Village. • Shaving down the existing hill from 1993 to 1963 square feet to accommodate a three story building is, to many of us, a travesty, and I'm wondering if it contravenes any existing environmental laws. I urge the town not to grant such a waiver. The finished structures will still be 40 feet above ground level and will then eliminate any view we have, apart from the view of another building. That's all I have at this point, Ginny. Hope all is well. Cheers, Susan On Tue,Feb 12,2019 at 4:05 PM Ginny Dickey wrote: Hi, Susan, The developer is holding a reception for the neighbors on Monday, February 25`h from 4:30—7 PM at the Community Center.That would be the best way for you to see all the plans and how they could affect your area. The Town has not taken any position yet and expect to see the proposal at a meeting in the latter part of the spring likely, but not positive. Let me know your thoughts after you see the materials. Thanks, Ginny From:Ginny Dickey Sent:Thursday, February 7, 2019 10:50 PM To:Susan Fallon Subject: RE: Daybreak development project will be discussed at HOA meeting Hi, I am meeting with developer next week and will know more about the plans then. Thanks for letting me know your thoughts. Hope all is well. I'm looking forward to the weekend, it's been really busy the last several days! Take care, Ginny From:Susan Fallon Sent:Thursday, February 7,2019 6:56 PM To:Ginny Russo Dickey Subject: Fwd: Daybreak development project will be discussed at HOA meeting Hey Ginny,could you please advise the town's position on this?From our perspective as residents of Westridge Village,this is disastrous news. From: Dawn Zielinski Date: February 7, 2019 at 1:13:43 PM MST To: Zielinski Dawn Subject:Daybreak development project will be discussed at HOA meeting This project will be discussed at the meeting.Please come if you can. 3 The current project is a multi- family condo apartment complex. Although the entire parcel @ 60 acres, building would only be on 23.04 acres; the rest of land would be left as desert, etc. The plan results in 2 separately plotted lots within the property. The first (Lot 1 A) would allow up to 270 units of garden apartments (1- , 2-, and 3- bedroom apartment) —the application said these would be housed in 13 buildings. The second lot (Lot 1 B) would be age- restricted (55 and older) and would consist of 5 buildings. These would include approximately 30 units for adults with specialized needs requiring assisted living. Part of the plan that requires the zoning approval would be to lower the crest of the current hill from 1993 feet to 1963 feet. The tallest building would be 40 feet above the finished grade. The timeline or "phasing" plan sets 2019 into 2020 for planning & design. Their plan would call for prep work to begin in 2020— with the first construction starting in 2021 — this would be the restricted age buildings. Our Hoa presi 4 dent will talk mor e abou t what infor mati on he has. 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