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HomeMy WebLinkAboutPZ.2019.0912.RevisedAgenda ArNy� REVISED 09/09/2019 8:30 AM 0 k �c NOTICE OF MEETING REGULAR MEETING . w �., ------ c' PLANNING AND ZONING COMMISSION thath01' Chairman Susan Dempster Vice Chairman Erik Hansen Commissioner Peter Gray Commissioner Mathew Boik Commissioner Chris Jones Commissioner Clayton Corey Commissioner Scott Schlossberg TIME: 6:00 P.M. — REGULAR SESSION WHEN: THURSDAY, SEPTEMBER 12, 2019 WHERE: FOUNTAIN HILLS COMMUNITY CENTER 13001 N. LA MONTANA DRIVE, FOUNTAIN HILLS, AZ Commissioners of the Town of Fountain Hills will attend either in person or by telephone conference call; a quorum of the Town's Council, various Commission, Committee or Board members may be in attendance at the Commission meeting. Notice is hereby given that pursuant to A.R.S. §1-602.A.9, subject to certain specified statutory exceptions, parents have a right to consent before the State or any of its political subdivisions make a video or audio recording of a minor child. Meetings of the Commission are audio and/or video recorded and, as a result, proceedings in which children are present may be subject to such recording. Parents, in order to exercise their rights may either file written consent with the Town Clerk to such recording, or take personal action to ensure that their child or children are not present when a recording may be made. If a child is present at the time a recording is made, the Town will assume that the rights afforded parents pursuant to A.R.S. §1-602.A.9 have been waived. REQUEST TO COMMENT The public is welcome to participate in Commission meetings. TO SPEAK TO AN AGENDA ITEM, please complete a Request to Comment card, located in the back of the Council Chambers, and hand it to the Executive Assistant prior to discussion of that item, if possible. Include the agenda item on which you wish to comment. Speakers will be allowed three contiguous minutes to address the Commission. Verbal comments should be directed through the Presiding Officer and not to individual Commissioners. TO COMMENT ON AN AGENDA ITEM IN WRITING ONLY, please complete a Request to Comment card, indicating it is a written comment, and check the box on whether you are FOR or AGAINST an agenda item, and hand it to the Executive Assistant prior to discussion, if possible. 0 I REGULAR MEETING 1. CALL TO ORDER, PLEDGE OF ALLEGIANCE AND MOMENT OF SILENCE — Chairman Dempster 2. ROLL CALL— Chairman Dempster 3. CALL TO THE PUBLIC Pursuant to A.R.S. 38-431.01(H),public comment is permitted(not required)on matters NOT listed on the agenda.Any such comment(i)must be within the jurisdiction of the Commission and(ii)is subject to reasonable time, place, and manner restrictions. The Commission will not discuss or take legal action on matters raised during"Call to the Public"unless the matters are properly noticed for discussion and legal action. At the conclusion of the Call to the Public,individual commissioners may(i)respond to criticism, (ii)ask staff to review a matter,or(iii)ask that the matter be placed on a future Commission agenda. 4. CONSIDERATION OF approving the Planning and Zoning Commission meeting minutes dated July 25, 2019. 5. 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 Multi-Family/Medium. If adopted, the amendment will allow for multi-residential development. (Case #GPA2019 - 01) 6. 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 Multi-Family/Medium. If adopted, the amendment will allow for multi-residential development. (Case # GPA2019 - 01) 7. 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 0825 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) 8. 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) 9. COMMISSION DISCUSSION/REQUEST FOR RESEARCH to staff. 10. SUMMARY OF COMMISSION REQUESTS from Development Services Director. 11. REPORT from Development Services Director. 12.ADJOURNMENT. CERTIFICATE OF POSTING OF NOTICE The undersigned hereby certifies that a copy of the foregoing notice was duly posted at I1•DO C..m. in accordance with the statement filed by the Town Council with the Town Clerk. Dated this day of 5e4.t-ernber ,2019. c,-h-' Wa l /4J 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. y! TOWN OF FOUNTAIN HILLS 0`11( X Planning and Zoning 3 Board of Adjustment AGENDA ACTION FORM Meeting Date: September 12, 2019 Meeting Type: Regular Agenda Type:Regular Submitting Division: Development Services Staff Contact Information:John D.Wesley, Development Services Director,jwesley(Wh.az.gov,480-816-5138 REQUEST TO PLANNING & ZONING COMMISSION'. CONSIDERATION OF APPROVING THE PLANNING &ZONING COMMISSION MEETING MINUTES DATED JULY 25, 2019. Applicant: N/A Applicant Contact Information: N/A Property Location: N/A Related Ordinance, Policy or Guiding Principle: Policy or Guiding Principle: A.R.S.§38-431.01 Staff Summary(background): The intent of approving previous meeting minutes is to ensure an accurate account of the discussion and action that took place at that meeting for archival purposes. Approved minutes are placed on the Town's website in compliance with state law. Risk Analysis (options or alternatives with implications): N/A Fiscal Impact (initial and ongoing costs; budget status): N/A Recommendation(s): Approval Staff Recommendation(s): Approval • SUGGESTED MOTION: Move to Approve the Planning &Zoning Commission Meeting Minutes dated July 25, 2019. Attachment(s): N/A Submitted� / � by: ( Approved by: �/t,, (J„ (nJ7 )�Gt1L— - 09/04/2019 �," 09/04//2019 Paulla WW0000dward Executive Assistant Date \\„__Li? D.Wes , Development S ices Director Date Page l of 1 4 NSA,"y� TOWN OF FOUNTAIN HILLS gm X Planning and Zoning . Board of Adjustment 'bat Is Arlo AGENDA ACTION FORM Meeting Date: September 12, 2019 Agenda Type: Regular Meeting Type: Regular Submitting Department: Development Services Staff Contact Information: John D. Wesley, AICP, Development Services Director, 480-816-5138, jwesley 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 i IRS* Page 1 of 5 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 BACKGROUND This case was originally on the July 25, 2019 P&Z Commission agenda. At that time the applicant requested a continuance to have time to meet with the neighbors who were in opposition to the project and to consider concerns expressed in the staff report. The Commission voted to continue the case to the September 12, 2019 agenda. The applicant has met with the neighbors, no modifications to the request have been submitted to staff. Therefore, the report which follows is the same report provided to the Commission at the July 25 hearing. 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 LIby 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 Page 2 of 5 Daybreak Minor General Plan Amendment P&Z Staff Report 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 finds these following statements as the most relevant and pertinent statements for consideration of an amendment: 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. 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 Page 3 of 5 Daybreak Minor General Plan Amendment P&Z Staff Report 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. 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 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 (I, and development plan fail to meet the needs of the Town, the General Plan change should not be approved. Page 4 of 5 Daybreak Minor General Plan Amendment P&Z Staff Report 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. Attachment(s): 1. Vicinity Map 2. Application 3. General Plan Land Use Plan Map 4. Draft Resolution #2019-39 Submitted by: "1-e q/5-1/1, J D. Wesley, Developme Services Director Date Page 5 of 5 ro iIt I F .� KJ - ,y' v v 5 E a r. ...hi:;, f� E a •3 3 4-0 co li v V1 W a l0 d 0 O 1-1 � L ' r U pao v °m `‘,,..,, N N W N p > 3 Q 0_ • 00 a LtJ c Q - Y 1 111 0 V C7 V7 O� Q O: 2 E .o ••• 6' A. e 3 a L OS CO wr ,dw illkililir Li I O N < \1110,, rz CD IJ eroA uresuen,,ti h N Skyi‘ne(h • .t } C, .1 N V keA- v A 1 N 4i,, DO Not write in this space —official use only . Filing Date b 11tVi ..... 44 '�,,,, ; Accepted By V.Wax Ala ' Fee Accepted �3 Lb GbrI l D?c Nor sr Case Manager :Ti }:4 1Pir�,S1fA) 'rhMf i• tv. )6-19-19P33 : 16 RCVD The Town of Fountain Hills PLANNING & ZONING DEPARTMENT - APPLICATION Abandonment (Plat or Condominium) Appeal of Administrator's Interpretation I Area Specific Plan&Amendments Concept Plan Condominium Plat Cut/Fill Waiver Development Agreement HPE Change or Abandonment General Plan Amendment(MINOR) Ordinance(Text Amendment) Planned Unit Development Preliminary/ Final Plat Replat (Lot joins, lot spas, lot line adjustments) Rezoning (Map) Special Use Permit &Amendments Site Plan Review (vehicles sales) Temporary Use Permit(Medan Fee,if rDptceble) Variance Other PROJECT NAME / NATURE OF PROJECT: DAYBREAK—P.A.D.rezone of Fountain Hills Resort property LEGAL DESCRIPTION: Plat Name Fountain Hdrs Re-.ot Final Plat Bel; LOt PROPERTY ADDRESS: saran wrw' PARCEL SIZE (Acres) '. Z _ASSESSOR PARCEL NUMBER 176.14-560&178-14-581 NUMBER OF UNITS PROPOSED 270 MFU&130 MF� TRACTS 270 rr:U 3,134 Nr1 EXISTING ZONING c•3P.U.o PROPOSED ZONING P.A.D Applicant Mrs. Hilltop Viva Properties LLC (Jeremy Hal) (1jtt(4 710) Day Phone 602.421.5848 Mr. Ms. Address: 4515 E.Pao Verde Drrve City: Prtoentx State: AZ Zip: 85018 Email: JGHr_"phxirtetests com Owner ttMrs. Papfic FH Retort LLG Day Phone 602248.8181 Mr. Ms. Address: 1701 E.Highland,Ecr a 310 City: PhoenixState: AZ Zip: 85016 If application is being submitted by someone o r than the owner of the property under consideration,the section below must be completed. _______41 SIGNATURE OF OWNER �� DATE &M0 I HEREBY AUTHORIZE TO FILE THIS APPLICATION. Cec a Pert Subscribed d orn before me this I day of UIJtI_ . 20 1 1 . I t'ti My Commission Expires a 1�1?D 2_MUN `'I�DD Notary public .;•''"'� ' EMILY TEATUM APPLICATION >:(-P I4 Yi- 1 Notary Public-Arizona • Mancopa Co. i 1553406 O,, Expires 09/30/2022 j .A°' .,'! ii400 ill iMON . Cr ,� T ,ti t FJ F`ls! . ,,,.:;-.,..ft, rTa _ `^ M to / LL t ji - C/ ti fC o- _ t�,l,� �K CI > CD O ,n T > > > j l���111� ry N Cl , LL LL LL LL 2 c— on N O 'F - t. I cc N II) L0 p :p . Cl C) CJ Ql C +T+ C u ; A 1!,6'' �... V O c CII° OC C C C 3 y p ._ a O O 0 `'1 F- p f° c in in in .2 C7 D O 0 z o Cr Z N. ? _ v Z ON O111-1 lij 1 ,... • �,4; (^ Z W N Z It Cf y 3 N tr ...avaau�x �II /7 Q d Z W O .-�' •: ucDv) � a cooca 3 � zd I • ..,...,. 1 I i ti I 1. t . : 7 t o , .... , _, L N \.‘,...,, ,..... ,.. ,, L ,.,. ,D f. . ,, ' .:"• 'j,... ----') / I\ ; jI \ .5 j _ nCl- ' ' .. I �- \ (22 'S .- 1.I ii , . = \ CO J �, t .0.''''''''''i _ i- p4/8 sCI. ap `---�.-- -� 1_ i ., tas `,•, \\...,_...„.........._____ i tf) (11109 • H I L LT OP VI STA i lilhc,p Vista Properties,I.LC P KO P E KT 1 E S Jer.,nv Hall&Neil Ginsberg Managers 145 i0 N.Frank Lloyd Wright BIN d. Suite 100 Scottsdale,AZ 85260 r5 :05 RCVD 602.421.5848 i5-19-19p 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 Slow 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. John Wesley June 19,2019 1'age 2 of 4 Land Use Plan w "'•°••), r---,SfM Smgle FamdyNery Low 1 � '� *L,,' ~N 1 1 9F Srgl•FatnlvrLuw SF innk F nm 1,44,,,wm ' ',.c^i,.• . ....7 J k' .: 1 1 MF'M-Ma5 FarnlvA edann l --.y jillx:!!rope Mrm-Me.F.,,ndy,lw„ Id`� t IN 'tom - NM CM•Gnnnral Cnrnmern.aU3mni I :4-.2_:;___'' ..'' V ,,,'", . ' IMO 0.Offi,ig‘ti, ' r 1 and. ,*, J' L•Lodq,p v� +^"" ��MU-Mixed Use eifi ET]I-Indust.' MEG-Government _i C .._ rais-sxl , „..._' .G;K;wa }1>wr[' I (P-Park 'Y''" ' , «. li._<�OS-Opm Spew IMII GC-Galt Course '- �Fo,mlam Hills Boundary Jr} I} F•�ro Jun,tl...1 Boundxnra f �\ I IROW 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 5 incompatible adjacent land uses. The proposed uses improve the compatibility by downzoning the propertyfrom 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. John Wesley June 19,2019 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 efficiently 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 S 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 storm water runoff retention so as desert open spaces(1.1). not to exceed historic flows within these washes. (Iiir Chapter 7 Create safe and efficient patterns of The proposed development will have two points of access Goal 1 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 perform 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. C 1 I John Wesley June 19,2019 NNW 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. Sincerel , Jeremy Hall Enclosure: Application for Minor General Plan Amendment L 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 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: 1r• Grady E. Miller,Town Manager Aaron Arnson, Town Attorney 2667797.2 2 o�`ycAlNy�� TOWN OF FOUNTAIN HILLS o X Planning and Zoning ~'- Board of Adjustment %hst is Ard' AGENDA ACTION FORM Meeting Date: September 12, 2019 Agenda Type: Regular Meeting Type: Regular Submitting Department: Development Services Staff Contact Information: John D. Wesley, AICP, Development Services Director, 480-816-5138, jwesley aC�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: This case was originally on the July 25, 2019 P&Z Commission agenda. At that time the applicant requested a continuance to have time to meet with the neighbors who were in opposition to the project and to consider concerns expressed in the staff report. The Commission voted to continue the case to the September 12, 2019 agenda. The applicant has met with the neighbors, no modifications to the request have been submitted to staff. Therefore, the report which follows is the same report provided to the Commission at the July 25 hearing. 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 1 B: 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. Pate 2 of 9 Daybreak P.A.D. P&Z Staff Report 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: 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 vow 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. Page 3 of 9 Daybreak P.A.D. P&Z Staff Report Traffic Analysis j A traffic analysis was performed by CivTech. This analysis determined the development could generate `4, 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 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 0111107 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 Page 4 of 9 Daybreak P.A.D. P&Z Staff Report 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. • 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 "a► 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 Page 5 of 9 Daybreak P.A.D. P&Z Staff Report 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 land uses. 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. L, • 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 '/z 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 rr characterize it as exceptional or that the site amenities are enhanced. Landscaping in the setbacks should Page 6 of 9 Daybreak P.A.D. P&Z Staff Report 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. 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. Page 7 of 9 Daybreak P.A.D. P&Z Staff Report Fiscal Impact (initial and ongoing costs; budget status): N. Staff Recommendation(s): This request cannot be considered for approval without approval of the Minor General Plan Amendment. 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 I Page 8of9 Daybreak P.A.D. P&Z Staff Report Submitted by: Now s _ (2 7/25/19 J-- n IP. Wesley, Deve opment rvices Director Date Page 9 of 9 ra -Sy. _ . N Gl d i, fay f— E o n E o rrqCP4 l/1 y n 2 1pt. 1 . .Air' /f� E t,, .3 3 >CU L W N 4-0 Y co `. 1. � \ lilt L N C^l f .VI N OH W V) Li oa '" -1 11111 ` Ill '1 \ 2 441 CC ' 1 i.. L0 .. ,_, MI W ,_I N N io c c0 V LfQSty' 4� plYy{ktpu. 3 Al &)EPIA ufelu 1kif� tt 6 Ft Skyline D I 1. 3 H Ni ° 4CJ*itus..),.. :1;11J :9.'" �C AIN y DO Not write in this ce -official only 'tNC, om, Filing Date 104 1 - I1 eZ: ..Oh I II :4 Accepted By R, wl0,00v(1-,G-0 0 Fee Accepted - -7. )3. - tt No, isr 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: DAYBKEAK-P.A.D.rezone of Fountain Hills Resort property �a t ,z' (i 9A�i 1^i- LEGAL DESCRIPTION: Plat Name Fountain Hills Resort Final Plat Block Lot Lot I PROPERTY ADDRESS: Vacant Land ' PARCEL SIZE (Acres) 23.1)4 ASSESSOR PARCEL NUMBER 176-14-560 ler NUMBER OF UNITS PROPOSED 270 MFU, 130 MFR TRACTS 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: JGHtaphxinterests.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: 85016 If application is being submitted b meone o than the owner of the property under consideration,the section below must be completed. SIGNATURE OF OWNER 9_ 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. Pleas�]Print —� Sut spribed air]sworn before n'iis o�T day of i--c-e-ry-ir , 20 13 • Q,L & . t :L. J My Commission Expires QJ.t or 1) �- Notary Public U '� „u;,, PAUTA L.WOODWARD i- ? rxtaryl •Slate otArizona Case Fil Number Application .Revised 10-2007 i '•: ! MARICOPACOUNTY �TO Page 2 of 6 ..z CormrNbn#550131 .r :-.' 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Ina App. Not Notes ‘14.c AIN N App. iectiltih;P Building a 1 Pti,Z . t _I v . ,wir• S9wei 441 la Oa Hie — 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 LC. 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 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. L. DAYBREAK-Planned Area Development 3 I. Introduction A. The Property Exhibit 1-Proximity Map a.. •f: .;: ANTT,e 4.-ems A ■ mum ■ f-ionoF f.a_'amm 1 ■ •• 0.,_ ✓ J ! r. t.,` • � -.. a L ,,,, ��. JO (kW t SCOTTSDALE i\,\I dIF .. r ,, ,. _, ....- .y.,.........R I \ ...,..›, iiiiii • V-1 �,/ -K--�, ,�`� ;; �, - . FORT 1,4,11 - t i 1--1 - •::,,-ii, t 4.--, fir -- ,T .r 4 + r;� • ^• , +... +.. / tt • T s r ii K, - _v.- '1 •' l yw -Np>"C 'IV --: -,...' .-:... , '':-,:.:.• �.E�( .. • I lJ - \ t. , t.iti 1-7-,4„,. - . .. ir, - icil . • • 1 -,..---i ---..._..,.. -,,-..‘ >8, 1 ....,,,:„. (,),\. 4 . DAYBREAK—Planned Area Development 4 Exhibit 2—Assessor's Map The Property is 59.79 acres, more .- _____ or less,at the northeast corner of j -� — _., 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_23.04+/-acres a N Tract A(36.75 acres)is zoned OSR ri` and no change to the land use Or i category is proposed. A short .,.3 .J driveway entrance, utilities and drainage improvements with 1 59. .9*t acres access to Palisades will occupy a portion on the west side of the --- OSR area. Tract A-36.75H-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. ..,y, 4.e,� �,y !• _v arm � ..r-<'"'r- ^" � .,. _ y r 4t •* v S I, $9 a. 41 „i4.+► 6>' 'M - S ri. -. ''�W• N f . - A 1 4 1 . illik \ ‘ X '1!Ad«..�yi: #e.r.._ .. .' . _. _ 5 SExhibit 4— Site Plan DAYI3 K _,A K. ,k- ,t.' Nr'CORN!'R Or rAt.ISAPF 56,:�r lrA ti....0 ! •' / ‘. SITE PLAN . '''(\ if:16 - '-. \`• \\1,,E L11111111 j) •;' efr,.,14: •� �1 NE �Y 1. E4 __,..ii$,..43 ,4,,,,,4,. ....\ ../....., -.7„..-&-.,... 6, 1.,. ., , q. ‘..'‘. . a 1....<,/ --7 -,k...-or . \-\ ' .:, '. \ :\\N. gig :• 43"', 1 411 'N . .J4 1- t ii:U, -‘W4E- /' ; it 71. ''' 1 4"'7 CN :; 93 rv`� V 14. i t1 .4t) ... .. ,1,14Cfiji,:::;11, ,' 44 .... .''‘ ' . 4 1 ,! ' \ it:''' - . - miul ,.t.9 elf., a4r, ,11 • • fil il °I''' d � I I --�i _ urum. 1 i .„,, of 7,,...,_c"'-' -•-...-___..,---"'------\. \\*... ..ci ......."/"*".......„..---,,f ------'''^-,.,\ Full size Site Plan at 1:100 scale is provided under separate cover iir 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. DAYBREAK-Planned Area Development 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@vahoo.com • LD Team(Civil Engineering) 3420 East Shea Boulevard, Phoenix,Arizona 85028 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@whitnevbellperrv.com • Survey Innovation Group(Plat&Survey) 22425 North 16th Street,Suite 1, Phoenix,Arizona 85024 Contact: Jason Segneri Telephone: 480.922.0780 Email: jason@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: jspadafino@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.for a 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 r , NAP .Rfi=I3f?Ui ,.. .4f,t1, II43PU.D. . .. r; N f Y ea tiri - ♦ ~Y, '` c,P.U.D ' _ sy zor.42. it su*a r a• spa as z ;;: i +.f . n P)051.13 oc+; 04- M-1 �,, + Mt ,� C 11)__ __ _ Tract A i t - — \ — , fAti.;.1::‘ ' ---VL,';12.' 1 •` • 1 \ am C. DAYBREAK—Planned Area Development 9 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 MFU Minimum Dwelling Type Phoenixlll Scottsdale(2) 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 Phoenix° Scottsdalel2l 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 1 0 Parking garages shall be allowed in MFU and MFR with a minimum depth pt 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 SExhibit 6—Slope Analysis DAYbKF AK Nr CORM'.RorrA1.15ADr5h5t1EA r i 7.1 R'' Sl.-orL ANAY51.5 Pi AN J LEGEND a. SLOPE PERCENTAGES O%TO 5% / l 5%TO IOW / 1096 TO 1596 I / 15%TO 20% 20%TO 25% > 25% r / `. ' ' x \ , , . , .„4 11.‘, i ' 4 i 4 I 1 \ , %' eye} !r ,. l*Illidir L n 1 4 SNeA DOLMIVARD Slope Preservation Disturbance Developable Category Area(acres) Requirement Allowance Area(acres) 096-5% 0.3630 0 100% 0.3630 5%-10% 3.1010 0 100% 3.1010 1096-15% 11.6210 0 100% 11.6210 15%-20% 12.5490 0 100% 12.6490 2096-25% 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 12 0 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. r-a "r 3 t 1 The maximum unretained cut slope shall b:4141alland fill slope shall ber71—)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 / nil 33%to 50%or 3:1 to 2:1 ✓ )L in 50%to 67%or 2:1 to 1.5:1 1♦ 67%to 80%or 1.5:1 to 1.25:1 1' N 80%to 100%or 1.25:1 to 1:1 1$,pD 100%to 125%or 1:1 to 1:1.25 � l� 125%to 150%or 1:1.25 to 1:1.5 _ > 150%or > 1:1.5 }4' ,,,,, _ • It r'j �IN EXISTING CONTOURS ARE 5 FOOT INTERVAt.S ‘.\\1\l .( I 4•'`� / rP • 'i ` w , ' t V I '‘...r.,...; . *n...P.' '.....4; .a. IIIINP•••%01.s.. V'ar'; , .6 vi , . , ...k. ... ..e.e* .1... .. . , Tkirf.... •. ... •• +1 - •�•%. •f ' - ase- fI 1 gb r• ���• •> •• 4;:--- '' . ••1"01 - !'RAOWV s."...-i arc Stores .ram ,tarAewcut r/ - .. ,f Tel „.„a.. : afi "'' El LCITeam •�- LAMP Olvi LOPMI MT L DAYBREAK—Planned Area Development 13 0 Exhibit 8—Proposed Development Cuts&Fills 30'OW n.,a.,a1R DAYINKF AK ...UK.. .a...... NL COKNL.K 01"I'Al 1SATn.5 t 51 IL.\ / \ S3OOIW CUT d nut HEAT MAP 441/4\ / 4,14**.. .: "N ":" fi* rma ,`4 fit }$0 i / I LEGEND r' FILL 56.00 � ;, , :1:: 28.00 \S wnuunuA, CUT 28.00 ' x.roa no coma. .,.rwu nu POAMAY"'.z. CUT 56.00 Full size Exhibit is provided under separate cover DAYBREAK—Planned Area Development 14 0 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 the Property_-with 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 ' t v. s � 1 ' " : r 1.. o 'er`'�1+7. . )-•r.44''1t+' r'� ,-;;' M+ f ♦..,' 3Y .err . r•� ,.r .i titi++x•• i :. ( - . ., .,-Aik . . of •w\-ice ,`v .. : r-- `�i. ' • _th, �t- 1. :. 'rr • '4.4 � r„ feg.4 • •• °r` r • ' Vi • 'i ,ist .' c • < • . T.tk ;'•' •.•:''',iftri:Fit,,,t1.-••: ,fa...lt :. , - • • . ' , : . . ^ :•.• • . '. ';'":,r : -.-._- ., e -,.: . if y \\ i is i `, •; k ♦ e r ,.G ; r c r.• -. e i e\,r'' .' tT , ,may ' ! se s ue•stirs!, r+ , M' -k � •, t. . ♦. . � 1h l 1. '° ''a .-4 :A i1s` ;_ 1 Ofeonce fror hea- 700' , •, . • ` . ` _ ram. • • ti, >..., , 1.4• •."., :..., ,11C ..,: . ,- - - �-;e Ml.: -+ •�' r' ' "....,*,, 4.,. ...,' _.----.''''"''..4.,.'....."..*. .144,11.1.10,.., 'f e fit¢ • ♦• 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 Heightl') 1 Length Front Side Side Rear Coverage'3) 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. DAYBREAK—Planned Area Development 19 IV. Site Development Concept Objectives J 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, far 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 have 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 18 (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 21 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 14. 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 1111111, • 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. DAYBREAK-Planned Area Development 23 I ',.,�`i �; 1 (., , tP a'IM f AN1 .r• ''.ryj �y` d•,.. ,• ' i. • #1, ' f ',Jo ,. 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I r , ::„. ...„ '' 't '4sei. : , , � ' ,,App .p,a p. y ',...., -, „,lic-,-- . . : i ... , • '`I•.f4+?Il 4 r.tr '. :, ''v.._ i '-1 , 'ii 1 .w 1 ;' .,fit y4t 0I , , . :1 ,, ,,, ' t flit* .44 ', !�.ir:tt: F ' y,R _i l reon k f yr •1•�'..,47 fli t tit!. ' 1, i re At:. ii ..\.,, ,..:,,,'• .,./,.., . ... \ •.„, _ 4.1... . jil,..,:,..„.,,,,, .4 iii „r2.,,...::,.4.,.., .,t,%•,,,,i,.•:. if,: y i . �t� t�+ ti f � M i ?I - I` ,1„ ,'jy` ,r '" CI - ,. tti 7 Al, t jet. I �• ��y.r ; a 1 , ! y V,.; r1 t f t .v `� r . P ° 7 R , '' r , :mi... 1 i { r ..+' ! r'..a , .�,Ra .,• , 5 S , i l� d ;� r. , i 1�� �' \L' ~ p 1 v y,rs )�i't, DAYBREAK—Planned Area Development /rf,.. 25 `lhiS.114) ..",' .e , 4 , , i, .,„ , .i.,,,, 0,., 4 ',. 4.."?, '' • ,.., V 4 i —Y Itio, -... - 41).0'IV 4, 1,III. , ,,,,,,,.,. ... ,,,,, !,',..•4-„,•' ,S, i ,4/i• '1 ", ”,',.'''' f 1,-V' ". '., `. -. -. `.' ' , _ . ?,,s.: ', ,,L 4,:,.. '.,7 9',•; f#44.,' ' 'f 4,„,",,-...4,-4, , . E, sty ' .1; - at \ ' " lit4.` • . 'A ' , ..- • • . ,. - N • Id • hl. 4 tn fu 1 134 . - ' : I`, '. , , , ', ,' •4 ' ....,-: '• I. f, Cs 711 ' X ';' ' A ,• ... ... It,' . .: ..?r, . ig i•— 4 ' cli,,i‘s. . . t \ E A.•L. ,v/ .,,Iri \ .i. • „ . . 4t ti ,.g, T • - \ „ „fu . .46- ... ••. Cr •-, ,.. i — o _ \ .. I-4 .•i • .1 •0 \ A ' 1,,_ k .', , ,..4.' • 4., 14J . ' ft ; • \ . \ \ \ 1 , . I., , \. Iv ' \ \\214 --erltx DAYBREAK-Planned Area Development 26 ® Exhibit 12a - MFR Main Building Front Elevation a ill 1 Y ffi, II! 1 ■ ■ � —..r... r ..i, r : c i• 4` _�, �, 3113L. , __,6„.. , ,,, . f,' , ,..i: gi -1., ' .- .1..:''''''‘-'' II ■ ` II � j . tp , ...I- i • IA_ 0 0.0 �,. r `-, q' ,.; r 1 7 • -... • i .. ___. _____ _____,,,....1 1 . i hi .1), ai a rd).-,,, . .. , I 4'4 — r0 � ^ ,I :hl .� . NI .• I.,, NMI. 77 • 0, 1 r ill et "Jr? .a. • t 'mac i Witt:ill 1111 ii ' i 1. ':: : , 7:7:4 it n > r 1. DAYBREAK—Planned Area Development Exhibit 12b - MFR Main Building Rear Elevation 27 ___. __ .; aii - - • - • me II t'• 1 _ No . 3 __ _ • ..... ,,. il Li • ---w m• .- ' • Motu:. : ........, it Ria „„,. a.- • II I p all '''''111- • .3 ....IIIIIIIMO.. - •,.. - 111 Ili 5 ...t: AI r 4.•- _16 , 1 . to . , ' .---bi Ilir . e • kli .......... 6 ...„,. 41111•1 1/1 II ........^* ;- IP 111 • •1 or4 So. • "it • •I --- ,, I 1 i'+1,11" .k.,:'in 111110111 : , . k 04 illiP MI I , • 1 atm i ,N 1 "mum ' -fil j • yi IMF,. JIMI t ,. In 1r ' . 5 IV; 1 47),.„", , • ! ....---,_ . i p urnar, ,,,,,...g 1 t ...,. . mil a -1%4 1 ;i )m,,, ,a .......- - - , .‘tAitt till ..... i 7 111111111 , am _ oh • . • 1 ......, r as SAM U f i i, 1 ,. il L. Lia II _ , ......, ..., , r -4 Ill I 1 : Ns L • \RN • • 1 NM • wig 5 . 1,...1. . OIL& _ •-, -: E _.-- Is are 111' • g ' e gle .,. 0 DAYBREAK—Planned Area Development 1 Exhibit 13a - MFU Typical Building - Three Story Elevation 28 M "W r tP a � .. f G . ..A I 'la 71. IMI ' ii ' 'rI 1, ,.... , , , , ,..iiii ... 1 „1 - E. ICE i m .. tal CO / =-RPM •'-4- hi 51 11111? : 1 es 0 -i . a --NI. gt � in ti Alm DAYBREAK-Planned Area Development Exhibit 13b - MFU Typical Building Two-Story Elevation 2 9 0 r. n 11 .. n " fir"ris 4 . . P < '4 _ < g< t., !,.. 'Lab.j v a 2 . i 1 T 7 ). ..,i -4 r '• .1 •., or-; r ' 4•!r• 4. "re- t 1 ] , i , • i 1 . 1 - j * —111111111C; ; , •;: L ,..,. •Lt , M 1 , %ligali 6 t • II '4 I .t...r.:„ , :., 1 ...iiir! r ... . ,,. oi;....... _ _ it. • I-4 - •,i,:,I St.- n 411:1! a = • _ -., . ' •;7.". .... .' 140, DAYBREAK-Planned Area Development • I' Exhibit 14 - Site Section 30 I -r• , I mum. / I i I i I I I i f 1 1 , 1 flr' 1 • I t r 1 1 'P 1 , : 1 1 T77L , , I II 0 / ,' 1 i 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. DAYBREAK-Planned Area Development 32 Exhibit 15a - Conference Hotel Plan vs. Multifamily Plan Visual Comparison Shea View r _ ----__ ,���. :.,'.:.a " �. ., " s.,,2. / ' ... uefi t .2 - " 1 1. a_..`- °,' _- t. ,c iif. g._• Sri-r h D<1 )14 lid''__ j., ,. �'' - � �"�c- *ti. - ;tAewt ui4tHu•wuwt11iinw A.4 • - 4/ i'.... r r i tr . , c . F.;, �' ir' �y' .y • ° • t1 • : r. � M I Guest Rtmm lcrracts \ ^. , ='4 Jam. .�`' ['- �\ ..% _ ` \\ , Existing Zoning L-3 P.U.D. Commercial Conference Hotel Plan (5-story, 1,400+/- long contiguous main building) •�F y f • y �.+C;4• s` ,:„ sy y{,.t ...t dr- . - a•__ 5�4+*� ♦ " rc c� •fir .l+t'd y I. , ♦In, —.• ,.,, , `- , + - +v„-'� �/.t y J-"-: ..- '.'.•zrt�" •..'. y��a,.y....`'V - 4���-` %* V". �`-h.�, ]_V_,t..1L%..1yT.."��' ,•�^ ,t..: �,-- ° - °'h-r- , �1 Pf'" ''�; Yess. I '„'^?t N .{a e.— ., �°..,,� ,��. -oft...AA, - i1 fit' �_ .' �_,. . Fw ,—_ ' 'j Nor ..• 4Ai...tits • � t r,L ••,'' t 'fir t t 1 ,{.'.*• ''. Proposed P.A.D. Residential Multifamily Plan (1, 2& 3-story, buildings with massing and colors to be less imposing on the landscape) DAYBREAK-Planned Area Development 33 0 Exhibit 15b - Conference Hotel Plan vs. Multifamily Plan Visual Comparison Palisades View \ ' Y6 F v.+Y zu.4,,'i ,v.,,a:# 4 -gip` '* =•os�� --�.—. ur � t drWl" T.ty v•+'r.y r"a+'r(�a yf.J.: ♦[a. - ( y � Si !I+r "" -4 N ' i w 7 . y -f Y.r ` . „fit r .. .�— , „ its ,i ,,e. i o ...• 1 I ` v.looking Sow i /- �i from P.Ilmolo.IMF Existing Zoning L-3 P.U.D. Commercial Conference Hotel Plan (30 feet height allowance over natural grade) ti n. . Q. . • i f t / �� C F F`"""'+ - 1 +. / 0 Proposed P.A.D. Residential Multifamily Plan (Crest of hill lowered 30 feet, 3-story building 40 feet in height from lowered grade) 0 DAYBREAK—Planned Area Development 34 Exhibit 16 - View from Entrance to Summit Estates 4_ �` _ . ,,4 , • w b. fir..,...... Exhibit 17 - View from Entry Road inside Westridge Village 'Ailti-'4Mti .0-'‘," '4' •,*z• ,- -41-4,,'` - -'' .,--, * .. '''...:‘,-- •,, ...u.---- .„ -46,1,t,-.._,...-- .1- kt .----#. ' ',.-,*-- i, • t '_i - '�1as�'y�9r�. ,_.f_ . t •:M . •� ` yy�U 4 t. • F r Yr ITS , . .T 0 1 ,. •• �.'. • • 11�v.� DAYBREAK-Planned Area Development 35 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 fora re a e base for driveways,s g g Y , 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 IOW DAYBREAK-Planned Area Development 37 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 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) •OD • • .._ • ' • Airf." .0 -**i . : • ' ‘IP , . I. ! * ° ". "°. • 0 4. 4 * W,. ' -.,•- • ''S t . ei C.) _ re ',, ' ‘,. 'llieligel ...- Et; It.v, *-- ..,.. . .., al 1(4 ' % A. .' '. • '"kko. f to • • 1 1:: IMO w Allyt.:4aL"' Vito. 4th 4101111 ItAIOIV '-.. " 0 . • 1.- , _.,l' \ \ jT(4!* g•41 . A 1 1.1'. ,. •toL ,, % .. ': - te"-,.., '° 14,4. 111"-t- `141141. ir •Y Agill lir . Ake r ''",... ''''' • olt 'T f. .1,,,1 ,,,,, ft% %lir ''.. '7 v....• . 1 .. 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" is' " 111 °' (6- 4,.. • 000 tft• • * • DAYBREAK—Planned Area Development 39 0 Exhibit 18 - Landscape Plan (2 of 2) jt jJ11 t Apped Q h > 5Z� ' -:.1- Ji gat; N , i. i il bilitiosj 211 " t J.:1t ` 0 I- L q J� t ,, 'o ff �� .tb C_ k*P n r 7. < jt,b C i 1 .J � N YJ i ,., , , , ' . . , ......z.3- , , ,,...4 i„...----4-7 .is , , ,.., ,- .,... _:,2-, - -, ..., . ,, ‘, ..„., . ,.,s • :,..,, s,...: — , „,,,,,-, -4:7, , .: , ,.....„..,. _ ..„... , ...] 0.,. .s*,,...• 74,:.: ..-; .., ...p., ._ \7,„ „46.,..,, , , :.: ., , 'r'ni- , , ,-. . ‘,,, _ . r 0. r •� O - �( ri • • P }ijj i 1 { S w ,.. '��P+1 � �,�lTep�9 I T pq4{L7 �� 4 ttbi14 3a':" ; a Q LF,I t t rf ,i � y 2 P A Ohl! t x thk ;lRr ri r ,!.. ii 1 ltx 1..710.i; [ z jJ': g )7T-g T1i-•j•yi.a '1 T t.a1j, 1 A 1'S T '* f lib :� 14}pi t. fr 41110:;,p" 04 04.4410' f 3di ,-24;�A�7ipli ill a #1v Q ty�yW1. pla1>� ;01 'Ll le? i; y31 ,��tPs�l St�'{�s 1"11 IVLjLjfi?,1 is11:p4; �gt4 n; it1;01111 64 �i R4i 011f �¢4b gYib :j� p�';i�a 10 -0 ;! ll; ;l^4iia•} L iRTgr UIf1 ; i70f fi1 iaY 1a4 `71r�i� 5g0,111Jj• g It t DAYBREAK—Planned Area Development 40 '4IIIIIII Exhibit 19 - Resort-Style Living Amenity Areas 3 , .. ... . ,.... , .. .. .... ., •, , 1 • ... „ 4111fr-l'e: . ...,.. .....:14„1,,„.,4,..: Air:,....4,A p 411., 4f/.•.4111/414.1."0,;g4111, ip i ' Ar 4141•Vel;'/-/11P.,-41444,Yfa:41.,11:4 -11114k I IIC . -41111. 4NIIii. 4:.? 41111TrA;117,441:10-40. i t f • . 1 .,NOIZIOP' ..r,111.. )10416111-lit::-411.- - ' •,4, "/ ..... imps,. .. .„,,,,k, , .. ,.. ok _ 1.-.4041N5 .: 14trorri , Aff i •:„ . . CB w.41t, eit___,1-47._ 411 ....‘ --- ,.. MFR Amenity Area New , 17. 7•.. . ,:-,„,.' .'-**----e- 0 \ ' ' ' - Inv e _ _.,... ....... .... ''It..".• • ,,.....-.. _ t . • k ., • 'i 41i) L I ' 40 C----1— ,• 1 C Wi - le lc . . , ' ; ' Astaikvalaiii.,OMER - err," .2--*-- -- 1--.11;011111111111 IIIMWaro, _ 114r440agiiiiic':4::i el*"loor,71• 'F., i tr- ., .• will ,:, ....., tal ik• - •\i'w ..,"Ar- _, .r--:,.1 •. ' l'../...me.,1, .,. , . , , ***1111121_•1114 i AI ''' ....1111*4 * - . 1-7;.I ' ' "?`' *711111jk 4:10 s 4/11.' .‘.. -•' '''' ' "'"1,..„, .2,•''' ...._--• a. :.-..- we i 1 ' !1A41-7 ' -1', %. ,,:.1 At,.,e7 • . , - '.11\14 4 'f-10 110 41,..1-,7,.:• AIL • . ..- is„,,A,' ,,,, .. . ,..--- _....,,,f#,..7,,,, ,-,-„--:..0 ,7,-„,;•,,, • 0,....,,tir. 0 s*4 ,,-' - .4M..., 40, t.'4.-. ,... ;,,-,0°.-- ......•.:414,- t-'...-.e ''. ' ,1,1*--,.. , '.U. -. .. .'' 'Cc ."All.t. t;.... .., ... p'5' li,,,,„-* ;,-,,,,-• '''...,..----;."1.-, --,,• ',. , iirw„,7 ya i • :,77 *14.0— ,. - " ' ''''. -4: ' " '''. ''''''' '-------:-',1`,.;';'-„ .-0- "C ts- . . . . . . ,..., .._..,,,,_.t., ••• • II k.,' 491 - 4111M11/01,,-,,r-Vt \,-- i.•-•",.-•, ',1.‘ .* '' . ' '''..S.14,fr____!' tf. _j 0' -40,-:' to. ue ''.:'-;:: • .‘,...-,').-1:.,.-; 1:' it• ,. ,,di,.4'Ng...L. --- , ,—.---.... -- --. . • -.,-.--- :,-..s'...-,::_ii otv604- . MFU Amenity Area ,ft.... DAYBREAK-Planned Area Development 41 V. Community Facilities Impact The current conference hotel plan contains 250 hotel rooms and 36 attached residences. The P.A.D. increases the number of residences and eliminates the hotel and conference facilities. 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 I lbw 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 A,ti Property . 11111111111 = 5-minute response limit for the Palisades Blvd. station A I= 5-minute response limit for the Fountan Hills Blvd.station A DAYBREAK-Planned Area Development 43 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 0 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 ID 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. DAYBREAK-Planned Area Development 46 4116, VII. Addendum DAYBREAK-Planned Area Development • A. Plat on ,. ,,,,_ 1JJNS dYO3 fold IVNIJ JNI@1077b b0 �' W @ejQ'� VNOZI2iV ST1IH NIV1N(lOd .,; s!� N011OrISIGNOD !, OAIB b 3HS 8 QA 19 S30VSIlVd d0 2i3N2i0O 1SV3H12lON yp,, • CI o 11111111, .t Htf3218AVO a4AObddv ION a ' � t • o ,a r r. s ��st g i WS u U. z E.t.§ 9z< Jd0 = o o[ Y = �a Q W Z $t w OL Q s 0 H o ►* 0 I z_ O nyfl� }q}y pp . ^ • Q .11 C R Le.., ° , 2 tfl C J TGG W ' 1 O u ��Snobs ` F— o u iib'd �� 1 6W ..o ., ; I r. • g orN NIC0 weal al •'• VNOI121V'SIIIH NIV1N1104 's t. ® ' j{ OA19 V3HS 4 dA19 S3aVSi113 d0 L13N?1001Sd3H12lON NOi1 1�sN00 _ HV3a8AV� a�noba.ro�oN i.,: "N 'N•,\• 1)♦ 's ". a '' `N yl 4 t 1 • �* ,1` f '• ,r', 4 may. "r ..- / w `fi.. H^ + �}• Ar., [ C J , t ` '1.�e_• j a • ^ av, ILI .ry r• ..Y31•yyi L Q 1 As O �v1J a a k W a K \ • I,a y 'r I Y1 • a •� `• C �r 4g .. 1 P� 9 eP,'• �z� k . • • . . ; ott 1 INn.-I ivho i el 911;a:40774 WO VNOZILIV S11+1 N vi.Nnod wealaiL ,,i1. . N011OrITILGNIOD ' r, OA-19 V3HS V C1A19 S3CIVS 1Vd 0 ItI3Ne100 ISV3H1.2dON ' • ,..)3 )104 11111110, ..., ?• ,; NV3218AVO 14A0)1.4,1V JON K1 ' • ' '• ltjl , . I .• I • 1,. ..'• • -_.'• . L. , , - . . • .1 ' I .' r ' .,. 0 • I-• ; -' - .• ; .: ' • • : I,• . • / 1..1 _.; .. . . , "II' rr 1 , I • I , :• . i •. . I . H. , • — --- — ' ' , „ , , . .• , , • .': •••I • , , •. ! . .. ,- t . .. . • _ _ _. • • .. ,. 1 . ' , • . .• , - ' 1 ,' , . , '. •-• ' V.,i; .... ' .: . . ..,. ... . . i ,i-..-t- . ;. .t. ...:,. . ,-,'.`.. 1 •, c i' . I. ..`Sa. '• I.LI. _11:*-1.-j.liZit.1..` ..r.2-;I.,_. . .. - _. ......... _' . il,.. . , • i• . . ":-.51 it ., . • 4 . . ' ,,, • gk r•' ,.-.- i , • v- :7?' ' i"... - . • . , .• r" ....., , , I_. .. 'f ... • • 5 " /f 1 *.''.. o. 14' . ' • . - .., . . - 'A , ,, ,• - - '../// -4 5 1-I - . •• - • •• • - _ ,. . . p•• ‘ . • c9 0 .". t..S 0 0 -- • B. Circulation Plan • • ' DAYbKL AK ' �• 1+ :, COW.1_r:.N rAI.1-iAPI >:i►It:A lyt$T Or ow, w ISO n.r..M. lr.atTT1NV CIKCCILArk)N F AN tlrt TAM MY WO-O..,W.M Mt '! ` •15 ROW O.+IOW Db / ` . )11110, Y Ors/Arlrt*'.t.s Pero Ot�s / ' �•"1r� - I.Ml11NY 9..1.OM • 11 • ' l fJ .yJr 5.. t ti iQ�j' Cat . ``,<`'�J; ,," . 0 / /// 1.4'i'.,'.''i.:,...7 1:.11:./"7....:•.Z :7i--2.(:44,::':":,!.-.--"-•:::',. -,1 ttilMI 1IL/ twttt ir Arcte. ,i 1 4'::-'-'-,.:..•..s-.\.O,,,W(,„ / , iIMC#Ilp u1fl1- //7 .., tamp ,a`i ; . -.. YIMKtt Krtll -....--•i yip \ .M'aM hawlam 41• ' �� .P f`, ,PAW r.0..•0'WO 0tl •\\\rl� 4,7 ti ItOOTSIOAT MOM OW. r t ,lir^. C _ /� LEGEND -,Aii 1;1, ME ;K.t ltMOPtbln 4Mc u btufMl. w rtc Mu,x•.xuut• i MSylarr • [.•PPGl Her.tr.v r MCR'A e•Oly HI• TRMM e*s<Utiutr es fl tM • nWMtt 1,t...r t Itik ' • AUG t.;lf:,.MINinMiRW �1 tlAt t Yll \ f\�� .M RMMf T5RM MT \ a V •n'O.*IM.M \ ten'nMw w. `\ \ •.RIOM TuR.Mr \ HS lM•f T ll/M It*lY tlt. \ Won 4.TMM31.;t•5W 10001,01,1,41 OLD•Team \ LAND DEVELOPMENT it:5b„La tOWwd'nwt 1% Muer..3•M11u0 \ St1EA DOULEV AFC' Lir 'loot.Our,.lsC rM.Sot)'w Snotih'wnrgm 1 C. Master Grading Plan D. Copper State Engineering Cut & Fill Slope Opinion COPPER STATE ENGINEERING, INC. C I C I LIG E O T E C H N I C A SER VICES January 26,2019 Mr. Jeremy Hall jghiphrinterests.corn Hilltoo 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 pare 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 below)of the site follow on the next two pages 0 MCA 201 ' Afrial etj r � ir;• -.. � �♦ `tee �, ibJ �„�„�, ,i. �1ifyi„r�` el, ter»"A97 I'.,1 ./„q, ,,}6.‘'';�"• r j �"' S a , ''' ''• If 4. •o'4 ,,A. *:ems, .1 '....1,wt M_ v -�'; c' r 16621 ti 91`'Strert.Suitt 104,Scottsd&re,AZ 85260 Phone(480) 368-1551 Fax 1480)368-1556 1 Daybreak Project Preliminary Cut and Fill Slope Suggestions Daybreak Project-Fountain Hills, Anzona CSE Project 4601 Photo below: Shea Boulevard looking NE at existing road cut. 7 • r Photo below Shea Boulevard looking NW at exrshng road cut. fir.. Daybreak Project Preliminary Cut and Fill Slope Suggestions Daybreak Project-Fountain I-Ms, Arizona CSE Project 4601 CSE reviewed a geoteclmical investigation report for the site prepared by Western Technologies, Inc (WTI) dated August 19, 2005 (WTI Job No. 2126XF186). Included in the 2005 WTI report were eight new test prts 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. . ' . . .44 II 1 ,, . ,,.,, ..,. '• .. ` stir . ? �•' . ..r, . ") *. z. . :.,,,.4.1,u. 4i3O:..-- . s �, ,1` - J ,. F c +s'i 1� s ,i; ‘ . . • f, ,' $* .7....—"'' 7,,,,, '''.' v',IL ' t , . p.• ---,:j , ., ,NA, ,ip '4 II li,., 1 rilirminsmia wiwrr Z e•or II Milign ,.... iiii iii4OMILI5 4 OW inikm 4 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 bit 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 WTt 1999 testing were reported as follows The following table lost/ the depth said the mimetic' nompmeinon warn ,n+Iudtles encountered in the sewn sclsre+lc survey Ile performed during our previous nptlplarutlon In October of 1999. Our field equipment was ortarted to gather date to depths of 10 to 1 e feet below the udtVnp ground surfnelO. ESTQMATED COMPRESSION WAVE VELOCITY AND Locar01tt Off°114 il1A'TEJEALt Chet 0-0.7 feet 666 M dams Meet, modern des sod >0 7 feet 1920 ft/sec, dens to wry dents cemented sot Una 2 0-0.R is" 693 fttwc,medium dense soli>0.5 feet 2209 Nomc. dense to very dense cemented eoll G feet 593 hisec, med1um doneisosotl Line 3 0.a-11.1 feet 2260 tVsac.donee to wry dense cemented sot >0.3 feet 4444 Itlsec, wry def»s theevty cemented)troll - Or rock t>1.3 lent 11 a0 ttisso. medium dote to dense so Una 4 ion>1.3 feet 2530 fl/eec, dines to very dense cemented spit 0.1.5 test i30 Risen,medium done soil - Line b 1.5-0.3 fist 1402 ftVosc. doom mode'.tady cemented >9.3 feat 2105?Niles, wry deer rennsntsd leis _ 0-1.T foot 86 f luec. • ' dunes toll tine a 1.2.5.5 fort 160 fUaec. dhotis moderotsly cemented set >9.6 fort 2062 itleee, vary domes cemelted soh Lbw 7 (Wit feet ee8 hhac,c nn ec rn dines owl >0.8 feet 2252 W00% donna to von,dents OlVnMied eels 0 Daybreak Project Preliminary Cut and Fill Slope Suggestions Daybreak Project-Fountain Hills,Arizona CSE Project 4801 Site topography and estimates d existing site cut and till slopes by the ID Team are shown in the figure below i ./ • ii. N\1\4.‘ .. f ` 4' ' . 4 J (; r ' . . ^ , t tir likirft.111t . )‘lfrT.4100., -.44; 'ift A4S411601111...,‘ 4.. ‘ b i . 1 ,%.11 % , • . \ ws.1/ 0 .0, . A • ,�, - *� all..r,..,. awa..w op flu pis 1$10019 psi CIA S Hos " • 17•4,,E.fir . . .. 4 _ _ - ...... _ .a6,0000.- 10. DAY15R .AK. NI-ccont rrAt axs•••,r A la LD•Tearn "OS 1)1ir.0' MrI4' tX1 bMa 9torr OVER 3311b Olt 3 1 — -- - 3344 to 304 (♦ 5O to 67% CSE notes: M to eon► ear to t00% 33%= 3.0:1D(Hon to Vert)slope , 100%to125 1111111 125%to 150% 50%= 2.0:1.0(Hon to Vert)slope 150t. 66.7%= 1.5:1.0(Hon to Vert)slope 100%= 1.0:1A(Hon to Vert)slope ontmric CO tt0110*Mr s 1'+OOr NreK►IA.3 150%• 1.0: 1.5(Hon to Vert)slope C 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 rock site materials in the investigated portions of this site This material would correspond 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 site on the order of(1 5: 1 0)to(1 0: 1 0)may be shown to be stable with additional site geotechnicaI investigative work Fil 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 hori;,ontaltr 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 ® C LOSING CSE's suggestions 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 available. Reliance on this letter is subject to the attached General Provisions Please contact CSE with questions or comments. Respectfully submitted. Copper State Engineering, Inc. iC A Ts qg ti JAMrs Omit) OEATriVi*Ot 1-2619 J David Deatherage, P E Senior Geotechnical Engineer Attachment: General Provisions 7 `rite. General Provisions Tot engineering work performed by tappet State Erneironrrrental liability Provisions Engineering,inc.(ENGINEER)for(CLIENT) CLIENT agrees to defend, indemnify and hold Payment Provisions ENGINEER harmless frown any claim,$i br ity or defense cost for in;uiy or loss sustained by any party due to any, CLIENT will make payments due to the ENGINEER for hazardous conditon that ENGINEER alteeedfy created services arid expenses within thirty (30' days after or permitted to exist at the site if such condition is receipt of ENGINEER'S statement The amount due steely attributable to CLIENT`S actions or enaction ENGINEER will be increased at the rate of one and one- half percent (I Ste) per month from sad threw* CLIENT wxl not defend, indemnify,or hold ENGINEER (30th)day,and in addition,ENGINEER may,after rang harmless rn regard to any claim,lability or defense cost seven (7) drys' written notice to CLIENT, sug,.nd for injury or loss sustained by any party due to any services under this Agreement until ENGINEER has hazardous tonditeon that ENGINEER allegedly cleated been paid in full all amounts due for services.expenses, or permitted to exist at the site if such exposure is and charges. CLIENT will reimburse ENGINEER for attrebutabre to the negligent or intentional acts of reasonable Attorney fees should co'lectiion be ENGINEER_m such circumstance,ENGINEER agrees to r►ecellary steely bear all costs of the claim and defense. Termination Standard of Care The obligation to provide further services under this Service performed by ENGINEER under this Agreement Agreement may be terminated by either party union n l be conducted in a manner consistent with that seven (7) days' written notice in the evert of level of care and skill ordinarily exercised by members fir• substantial failure by the other party to pertorrn In of the profession currently practicing under similar accordance with the terms hereof through no fault of conditions. No other warranty,express or implied, is the terminating party In the.vent of any terminations made ENGINEER will be paid for all services rendered to the date of termination, all reimbursable expenses and Limittiron of liability termination expertees. The CLIENT agrees to limit ENGINEER's liability to the Controlling EON CLIENT and an r prim uttion coritractors and subcontractors on the project arising from professional This Agreement is to he env.m.d by the law or acts,errors or omissiont such that the total a greeete Arizona lability of ENGINEER to all those named snarl not exceed the fees received for the services Safety Insurance and General liability ENGINEER A responsible kw the safety on site of its own employees and subcontractors. Neither the ENGINEER represents and warrants that it and its professions! activities of TNGINEfR's employees and erepiny.er tiv rt aro protected by workmen's subcontractors shah be construed to imprr ENGINEER compensation insurance. and that ENGINEER has has any responsibility for any activities on site Genera' Uabi`rty insurance of One f.A+Iliw, Dollarsperformed by personne other than ENGINEER's (51.00000 DMemployees or subcontractors. I 8 E. Master Drainage Plan Pre Development Flows (1 of 2) C 1 K,A[ N(S ` 1, 1‘; \:_ ti--l( FLAN Pre-Development Flows Been ID or Donor nitration Point 03test Die(cis) Oleo(chi_ Al 41 't ': r'5 Al: 1 43 " �`� 4 4Y A'0, U i 1 31 2 tie A4 41 64 73 70 147 :213 A6 17 ?: 32 34 Fi 7 A6 5 21 9 50 21 97 C , A 7 1 F. 1. 3`i EA A 142 2'7 442 4e 2 4GA 395 92 A9 55 31 IOC 59 241 `1 MO 53 34 102.05 239 04 A 1 1 1: `1 2295 4341 A1,.. C. i 111 70 272 23 91 2r.: 411 962 92 1 19 2 12 3 43 93 1 4w 259 4 21 ` 04 015 024 055 1 95 11 82 19 16 37 36 96 5 65 9 32 17 r ..._- .— ,.._ el ()41 G1 i. S 8E 1207 _ 1950 3832 89 14 71 24 4t3 49 7 7 .�___.- __.....__.-810 119 _._.i 92 303 811 9 05 1595 3061 1 nip 034 0R6 J 41AP, 4 913 4E4 1771 3313 E E114 21 N 1 38 95 $ 1 24 815 _ _ .i8 10..: Lilt: 1' 2 75 5 e E l- (J.. 1 .3t1 �� 2.4; B18 035 0E.6 131 B19 9 34 16 94 35 95 820 27 22 5i 8+6 112 55 Li 921 3 71 602 14C' 022 35 67 4 •r;c. 923 40 741 76 69 4 CP•A13 10129 18214 4.i.F.�;.; S Pre Development Flows (2 of 2) w .... ,w LEGEND ,(/''t/ '3r1.`,.. EXISTING E1013/14 BOUNDARY -' f A X X Crr�TtNG BASIN LAM I / " ' ' 'a CATCH VANN IDENTIFIER } ( 11 � ?tii f � - DU ING IMYCKYIG7U'�API" ''''' \:''''‘..."..c: " _. ti \\ii,, Cie i „ '. A/ . \ ,--• : ‘,- , 1 j . Ab ► / I f !�{ r. J :,::::rz,19: Li_._i,11 . .,/ , r �� MU -t . . �t " ,-- - i t ://: F ti �� s4t\ ...1"-;4"--74.------4•1 '..\\,..._ a1 ............„) rye Pi,,\ -..: Y a+_,. R 1- r 4 320 [� t ',: . i - x ;;{ l ,_ :' xLD•Teart kfli ,- i LAND OEVtLONMENT101 , ...1.....1.0.r...... ...........Aft. .16,..0.E -e nq+ 0 Post Development Flows (1 of 2) GKAi.)lNCI L)K,•\IN-\C1.-_ !I...1N Pns dwlopmsnt Flows Post Devolopment Flows Soon ID Sr Basin ID Or 'Over/tow out of Post-Dee Con0911ri80n Concontratloll Storm Drain Total Oleo minus Pre. Polsi 02 Icisl COO Ictal Q100(ctcl Point 02 idol 010(dal 000(e* Icts) lchl Dev(clsl Al a,a (a;: 1_J U Al 41 0 06 •33 11 '2311 0,, A2 14 2.0 44 PA2 1.4 25 4.4 4.4 uJ -A3 0 7 1,3 2 AA3__-_ 0.7 1 3 .mot { 2 1 -4...- f^_... 0 3 A4 410 7 738 1470 PA4 41A 38- • 1479 0479_ -�.... _� AS 179 325 678 PM 15 9 283 57t 57 ' :3 Ab 52 1#1 220 pa ---4 17 J+ !( 51 tbA AS. 186 330 7'.0 PAea 162 290 546 118 704 4/.5 A7 14 26 44 A7 14 7. 44 44 00 AV. 2 4 3.9 - -- A9 '�_ 2 4_ _ .___3.9 9.2 9.2 0 0 4 A. 553 1086 - .4;. ~- P49 522 97 2142 82 ' 2224 -193 r --Alt) ,.. 53 3- 102.1 .,.�L _- PAID 48.0_..._. ..-9J.4 2IL9 20A 231 9.,.'y_ 7-t Ai' 128 23C 434 -_. All _ 128 230 434 i 434 00 Ate E 1117 2112 PA12 518 In 2479 4.1 200 2679 -4.4 B/ 25 4 1 E 96 131 25 " 4 1 96 8.6-. 00 12 12 21 34 82 17 21 34 34 00 83 15 25 42 P83 14 26 41 _ 41 -01 04 I;t 0 0 5 84 i 0 t ....-..��. 0 0 8 0 Cl0 0 a __,__ _._.__ _.___ _� ��- 85 118 192 i 374 BS OU 00 0.1 1 �373 86 57 93 179 06 57 93 179 179 00 87 04 0.7 16 07 0.4 07 �1.6� 1.6 00 88 12 1 19 6 3113 88 0 3 04 1 0 1.0 -37 4 89 14 7 245. s9.9 P89 1.4 2 3 5.5 -30 6 -25.2 _ 74 9 810 12 - �19 --30 810 12 19 3.0 30 00 S 81! F ,3 180 fJOB'- 8I1 90 160 366 306~ 00 812 03 06 09 Rt2 03 06 09 09 00 813 96 177 331 R13 08 t77 ; J31 33 t 00 814 21 3 38 9 81 2 P814 120 220 447 .34 1 10 6 .706 815 29 48 t 103 815 29 _4_8 103 1 103 00 816 22 , 7.8 ' S9 816 22. 'T 38 6.9 5.9 0.0 817 G8 14 24 817 f. 08 14 2.4 2.4 00 818 03 0.6 i 13 818 0.3 06 1.3 1.3 t 0-0 819 9 3 169 1-^3,5 0 119 93 6 9 360 -. 36 0 0 0_. _ 820 77 2 51 9 tintP820 -Tea- 3S 7 ' 712 34 t 47 1-__ 419 5 821 37 6C 141 PR21 20 32 76 •259 -184 -325 .. -_._...___.. ..__._-__...__ --..__..._.._._..._. _...._...._�..._. . r 822 34 4 67 S 155 9 P82 2 -�74 1 47 1 /0B n -2i 7 67 7 468 7 823 40 2 76 7 183 0 P823 30 2 57 1 /37 2 .21 7 115,6 474 CP.AB 10L.3 182.1 445.9 CP-PAS 19.5 1477 , 392.1 •17 391.2 44.7 Post Uo.vlopmsnl Flows Basin ID or ; I Tail-MN in "-`-_-_- Concentration' stoma 01110 IO1nmow to Poem 03(ch) i 010(ch) , 0100(c18) (ch► Basin PI t,1 111. t1 Pz 91 0 17 6 29 7 11.6 PnBa P3 2 36 58 r- 22 • PA9 P4 25 45 74 1 29 PA9 P5 �1 5' 8, + 30 4,45 I6 :5 5' ) 4 2 3.5 wall[ P7 .7 12 ! 20 08 P877 PS_ 37 92 IS 87 P821 P9 1 3 7 2 • 1 1 y Oki P10 33 54 59 35 P&ri Pi se 95 153 .,1; -t8Y 301 561 •/31 4•0•4 SU2 11 0 17 9 1:9 -' -.---Sin 13 0 2211 4 ` 2 1 4 '- T .SO4 tab 25 a 25 9 :105 167 79r 297 SO6 18 4 32 8 32.8 507 18 6 _ 326 32,8 1 t _ JSOS 226 393 393 409 4 40 i 40 6 SO9p 1 44C + 440 PR Z,U 8244 '46.80 t1.0 S i 1 J 19 1C 4.1 00 (;) Post Development Flows (2 of 2) fo SE0111g0 Basin RI3 town Event WV.SI.011e Dale' lt..zotiog ARVA ,...,d - i 5 as to,oak. Ilse 41//41. 11114:;°42 blee41411 eV 24' 10/Yea/ t 102.Yeso &New 1 244ploc t..419.999 trvs9.99 9-M--*--re.ii-l-I.1 .i izf,1 099,1199.•Pipe 190909 In el•1.1.m./V AMMO..14/0..1.4•.4 0 0, 0 rm i ±,WI a., .••,....., _ 4.414).tr._- ____i____ SANCISA•dal. 290_ . .4, PwcZ eltrrhere., 0 50 151 252, /2 19.93 CC 199 '•.4 ........., .......................« r' 9 tu 1 71 ' .156 _,17-.: ... .00 7 jl,ll atl-•for.--l.94 1 gxx —..-- Pwwws'4,41 • ; 4 1520 ac4 •I Id 0,49_,._____1 Al ... It fill. ; yaw err.Ileqwwell Ow* OM 4.71 ill 14.,441.744 , 4:4 I U. 14•111:C41 42 , ."----- 1 'saTikr-ii X 0•1--' C 2/ Menge Preridal14040t 200 .............. ? :!,/./et". • /4/ .- 1Ii I ,111°4 4 -0-.2.4...,11'*..irt.:44,..-Pg-=-7--b4r. --: ,o---Tn.:- a.,,..b..o..,....9,,........ ....r........ '-k.•.A 9 OA a‘av,el.441,0/ IlEakal' 1025 : /1/1.• ;..e„ .1 ,r ,..„. , 1 ,g: I lts,11,1toor 132 If 4444414.4.41.41te,44 4-14,,•oreculo m./.44,41,411.0.4 we I wow/....kllifyi.P•Igl yew...,o Mt VW",4,1 le,Slav. Walk..., Laft1.- _.Z • . ..Nftp•*moo Gm 4 4111,4410C Z.(441.14 Z't1 4.&dub WK.•us Ifilrirol lftl•AV Wen cl.. / . • /F.t l-.,...',•.14••••./..l..It Www.4 e tw V.J.re.,ww•• ,er/;ul bow le Yee:How Wow AI Wr.A Rh,w,* ow.11.6•41.11,41,0/452 4••?ewe..„4-5.4 1.44/.•/4.e.Ne/r4011.411.41 Ii / / e 1.17 f ...... . .. ,t....._. .s......._ \ i ....... \ P A5 A5 • ii , ,,,, \ , < , 1 ---— • Ar\ \--\ \ 4PA k L\\ Al 1 / / ‘ 1 ; k , . ) , , , . ... , , , , ,, i , . ......., ...,,,,,. , ...„. . ... , , ,4....___ —ezN 4,4k* ii r .11.)000 / .4411y:His _......,,_ ; • / „„,) . o-4411 vript$ ..y, „ ..- - B1 1 dr' s-, '. .., --; \-4. 2= , 4 1101. _ fi.ii :triii14.141111.1. :t.! 4 CB131 1 1014114 LIVIlpp. ..p:,. , lif 1164 4 .____,. ....;-••- B1 1‘...1 I I I I I lij irl „pi OP- a: : a. • li:Flit ---1-9__-...--- / 1 1K1 ilk \ . - ,.-• .....: . ....---....:-..---,,,, ,...../ kir MS b"11111% 0 LDTeam ---_....,.1..... ..... - - ....s.„--"----71---__ •,..,.....,...... _:__ - _ CB-1317 -)nt\--1-'---- -, -•- 1 F. Master Water Plan c DAY1Kr (( NI_C`)NINEhhi r'ALI5 VI..:`)r•:111: -1 WA! Li< r•1.•\N NORTH EAST CORNER OF PALISADES&SHEA WATER DEMAND CALCULATIONS AV MADE DAY DEMAND MAXIMUM DAY OBMM PEAR HOUR 0134A9,0 MALl1MG DWELLING USAGE/ .._....___..._WITS LAND USE MT IGPD1_.10 __ _IerMl175 ,- _ -..)_,- '-_.A 21 'APA3 U 24 ENTS o*' 6`lC 0 1— d— ' iova 12 2' G ICI 'ABuii141114-S:3 a•v 3 i d e40 d o 1a6a6 101 t. . --70— A✓A.41M1NIS .4) _... .__ ....__A a NI 70 APAR I N1:. : tl.:1 s t'� I•� n b !D 11,dalt 10.; E. 20 APAk!01LN1S .AJ 4 es.,, J 7-.... .�-d bW..... C O 14666 10 Y F 20 APAN/MFN75 240 A 4C41 3 3 I.643 6 0 14 611 10 2 G 20 APARTMENTS 240 a 600 3 3 9 640 0 0 to 666 10 2 -N—* N Afrana Nth ...-,LJ_.... S`30`"- a 0 -10 36A 7 2 1.'d?d it 2 �.M....._._ 1 20 -APANIMr.NTS iaU �tl00 S.i b.OAU 6 0 t16ad l02 6...._. . -.N4-�-MAN s1MENTS". .._..__._. .� 0 1 576 40 10 366386 �t 17426 122 I----- CLUBHOUSE ISO 03 $10 CO t377 10 M - 24 APARTMENTS N,O 5.760 � -..4 0 i0316 72 17.626 122 N 24 APARTMENTS'� 2NJ 6 760 a 0 10 363 7 2 17.d26 12.2 .__...-20__._...._._..1._.._..._ .�..._.. 8._.__-,�._._._. O IN APASITliD5 210 20160 /a0 _ 36,?Sd'"162 6T.603 a76 A4iI 0 P 30 UVIOG 200 a 000 4 2 10100 1 6 111360 12 6 k a .--A-ITAWC0 240 1 440 1 0 2692 1 6 4406 3 1 t 6 ATTACHED _...�..__;�_....._.._19....__._-----nil- _.18 'aa06 --�� - _.U- .--A__..4 _ Amara. or TiLO ... --o -_ -/_.._. .».-iiss-...._.....-_'13..�.-2War 26-._ GL. a ACA1lT IrNTS" • '2o- _.._. -. C,7 APAATdrNo6 2a0 .AI) 0a 004 . _06 14E4 - 10 • 03 APARTMENTS 740.. .. 411 03 1164 'T.6 1.MC 10. T„6 1 MF 11PMRNTS `N0-` 4t1 33 . .. 557_._...-(O.. _1-E-... __TO POOLS POOL 1 ICC I 3.240 23 5501 3$ TOTAL 400 POO.. S?4 174010 121.3 man 211.2 r � 4 ./ \\ LEGEND a 1 WATE14016(ALL O'UNtt7e5 OTt$t14,4 t 4O11DI - - EXISTING 12•WATERUNC O s 19 fid2 Nt'MAM a� \ 1 21I 1M0.13&MDRAN7 \`!`\ M1NI14041 20 W1M:FlR[LAme f J: - , \ / D Pammot a;DUC1Na vlU.w 1 G S /1 / L / •�/ Z / ..........".......„....„) c 111' a 1_ DLD'Team LAND DEVELOPMENT ii12 fest!....,et€1.',4.A S.r:t 15t 094et4:3b65700 Phoena A•_^, F.026 Ea■6023966701 _ +:mn LPTea*,tom G. Master Sewer Plan D AYb1 J AK NI:(.t'N: f,\]..►.;-M'r ;,:..,,It A 51 WI K ri AN "a" WFl 'Ws sue- WA • 1 ■ AD!Pa Of IIgIW11A m limo j Imams WA NOR AC' AOP WPM 4wd111w Q{a a nrm. f tl4 j ..cat s14LeN0 1 AAtl1At UNITS WI (/C7 IOPOI i s woos r POP. . 5 7:I /00•AL '1001 a,1711144.044 wool 1 • 4w4441.9 sw... • +IS I .. 4,4•41446••• •Y 1 W. ,M•• '14 lob 4.. 14 1.4' 1N6•41, - '•21'1 r.b1 7Z N 444.141144 NM .4 •1 J676 a414 4:'6 4f1 ♦J. 43 4794 RV 47. :'S1• 4'•: 11 J 4P*4W74,6 •47 1011 710 761 176• 471 •"M• 1'1 II ■ 4P43141141404 24 •57 1451 INR 476 1747'417 14 L! 13414 1742 •II 44 717. ..:11 LS l 0.140.14USS 6: 'IRO 1l11 16,1 3 'r.i IS 46 124N 14.2 417 4ANI I".0 16 44 441AN11AN4 44 '72 7636 !Bd 4 S AZ1.6 •14 ::1,, 4 I6 N AP4116114416 34 '12 4454 37% 4'1. 21611 471 I.0.' 14 177 *PAWN NWS J 142 L7: RN 31N1 4II t It 41.316 7011 4It 17 A 64• 76437 74.1 41.1 144 I"I J re "7 44, 1. .. ..... ,.. .. -. .. -._ _... ... . II P.. 444Atm twee l6 4t3 4474 4f74 M• 664 433 ••V.'1 _ CS 17 n •e1'•I Y17Nt M 4- 41 ma 1 t7977 .74M 1443 77R• 417 57471' '7 ' 171W ?4$ III 7'764 • t' R Y44ht=414,C•1• 4 n42 PA 415 It! UTA.4l: 1797. 19 1247 7774 4,3 71)72, '3 6 97.14 074•4 IA 75 3/3S U •'l.V'L4.t' 07 µ,A yOW •I IA .' 4 . 44 1 9 3465 4 11 2 3461 7 • 14Vt 7A4 411 7J7at,i a 14 t17 7444 •11 /1 teal • 44•'7'4•N141-•' S •J att It .2474 411 1711,! • 6 ''.6R 7474,41. In141i ..•a 44P. - J77.♦ 4II 41761 • 'l1 4 r 43•661114 Al! In .*. '4• ale. ..n #44 44 'Ha11141 saj Al, 5 '4 1 304 • .'.l4 71 41,414W71!7 2 •67 , *4 IN, IN 40 44• •1Ni •• 5 I411 40 •4' 7H1) CA •4 CA 44`4.6114•06 2 479 33. 106 A9 74 447 •MN •5 +• 415 76 442 21'14 14 4 3674 471 41) 37717. 1:1 • L 4.47.199.4I7 .1 'K 3i44 JJ41r Z•4 57.1 •44 11 p3 4 J ,1 1. N' 44 N54•I I 0 CA .II 4'6P114Ma6 r74 l.P. 1 Ai.JK N. '44' 471 P91* CI 3 13 4f 46h6 to, •'�/ 34. 1A•1 Mr. Will 416 37770 7 7 17 407 RA I 414 46 471 1.4 7 •41i' 444NW It.tJ ' '7 V 424 4J6r T1'4 664 43 34,74i a ' MP44 731• •17 '42423• N 61•0311141 H11 :l •47 1014 Vote 117 7414 4 I) •7•its:i 1111471 IN 44. 7414 4/1.- 424 YJ:1 LEGEND ``. O 11,OICAI'1M• rM PA1H Ll t CAHQ M t/7 H4E(• 0 I4I/NCA7M 5204144.047 6NNNOLC9 64JA 1314. it 1) 11.271CATCS 5CMTRL1N7 0,44N•10leR C074717/61471114 10 LAI 01471014 ►OPCCM4N ?t4It9401t 03i V t 141255 0171t15•15t.1407L01 / 4 .- PDy.TMe it SiMTollNt lei i ' f 5 E • 2 • I i ... 111,611Pr \ VIS1 '''.14°. r. LD•Tea m 1 1111194.1., AND DEVELOPMENT --� 11J)En40173a 95021 M1r`�56 Mt Fa*41119t5711 NPw11A A42m46507! Fay M1319t S?�I I H. Utility Company Letters (be EPCOR Wel;i i'u,rwcie"e.,c(tutid, `u=te :tOt Phoe $r I J'$V J)21 i tSA epcor.com December 27.2018 Sent via e-mail to Jeremy Hall at jghephxinterests.com Re. Will-Serve Letter for Water Service APN 176-14-560 Dear Mr. Hall, 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 4004 unit mufti-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 that the Development is located within the area encompassed by EPCOR's Certificate of Convenience&Necessity('CC&N")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 fully 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 CC&N, 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 arty 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 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 C EXHIBIT A Location of Development - -, - -, -• L e. .A.--- ,..; i p * • ,t'Ar, , ..,......... :'. '''p • .... •„ 00.. • • ••••••.. , t• . , •.• . . r. - • ,**-4.. .." a ,..$• ' , . ..•.!„ - •, . ,ocie ..,..-",s,- , .:,... .I„ „.. .' .;,..7, A .014 .7 2,• . . . Thl ' . ' ••••• * • A/.'•i:•..f.i.• r•- . '.• •. i ,,7 ...,... ••• ' lo•„!, -*Cia30 4 5 •,:a.• ' •.. ! • •4*. •• s'•• • r%''.'• • ' 1,...4 . ,, ' = . . . lier 1 1, •%!- • . , .• •- .., 4.i'.' ::.:;;Z; '''‘;-;:;;44.< ';17'.,A 1•1.-:'',;.'. : .' ' ," g,..,_....„ ,, ..., . .., ...), ,,...„..... ..:.,,,,,,,..,,.,,,,.....,...„. .• . ,.."...; , ''.". '. ''';::.`r IF;k4., ,,,41:."•:.tel,.,' . _,,---. r .'''•...'• 1'•. : . V .......,..„„) •: '1.:'1 C 4- Ili'....% f'., ....-or, -,,,,......, .• .. .... .- '.:, . ' . ‘ III T ...lii, ,, •• ",,,' .• ,,,,,......,;&•;.41...-ii, . t,A,..,...P, 011141 ''. * ' %*g. ,..", , ,• - ',....„..„••• 1 Pill.111151.111111"1_,..„ . ' i AO,'•••• • • ,• ''.A...,6 '• { ,.:, ) .......i....... .,•.,- ' ..**. '''' *;?..(;;; .. • ,.. 1:-.'''-••••.**. •' i * ''f., 4,,,V-vv,:*.,', ' IV 0 �•y:VN, �`' '� FOUNTAIN HILLS SANITARY DISTRICT 16941 E.PLPPEMOOD CIRCLE FOUNTAIN HILLS,AZ 85268-2901 yt�/. v`S�Q- TELEPHONE:480407.9444 FAX:480-8 i i 0819 www.a7-i1 lit l.goy Mr.Jeremy Ilan 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 I)istrict'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 he limited sewer capacity in the gravity sewer lines downstream of the subject development,which may require of 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, WI HILLS SANITARY DISTRICT ;1 -- /r.y,r___7/z J1 . Dana Trompke District Manager I. Traffic Analysis (kr CivTech toyessiona eDQ a/If ICA re 9le. g `t 16255 January 31, 20181 m JOSEPH F. <� cPADAFIN�O Mr.Jeremy Hall "��, ' Hilltop Vista Properties, LLC QA� i1. P' O "A 4515 East Palo Verde Drive Phoerix, Arizona 85018 Re: Traffic Analysis for Daybreak Multi-Family&Independent Living Communities, Northeast Corner of Shea &Palisades Boulevards, Fountain Hills,Arizona Dear Mr. Half Thark you for ergaging ClvTech to prepare this proposal traffic aralysis for Daybreak, separate multifamily and irdeperdent living communities proposed for an approximately 60•acre site located or the rortheast correr of Shea ard Palisades Boulevards in the Towr of Fourtair Hills. The multifamily complex is expected to provide 270 multifamily dwelling units. 100 [Senior] Irdeperdent 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 Towr. BACKGROUND AND PURPOSE Palisades Boulevard provides two through lares in each direction divided by a raised median. The proposed site accesses will both be located a:existing oparings 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 Sal:River Project electrical power facility. The Town of Fountain Hills requested this traffic analysis,which is ar abbreviated traffic study that addresses specific issues of concern to the Town. This version is a secord submittal addressing commerts made by Towr staff on the first version dated December 20, 2018: it that version.the came of the developmert was understood to be Hilltop Vistas.Primary among the Town's concerns is whether or rot left and right turn laces approaching the proposed site driveways are warrarted ard, if warranted,what the appropriate queue storage lergths would be for each. Other concerns include sight distances in both directiors from the site accesses ard for left turns into the site accesses and the need for a traffic signal at either site access. CivTech has based its analyses on Mancopa Departmert of Transportation (MCDOT)methods.guidelires,and standards. EXISTING CONDITIONS Roadways and Intersections Palisades Boulevard begirs at Shea Boulevard and loops northerly and easterly urtil 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 :o the carter of the median. then gently curves back to the left. Based or 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. CtvTcrh.Inc.••_?:1139 Nceln HayyNn •lu to 140.5rottsaaie,At ei2t_._, 't c'c.31.93.6's4 42'0•=a►.sNtl.M 83btb Dayt°vio4 !tuft; AfictlyS0 2' Subrr4,tra1 NEC Shea&Pairsams 8ouktvards, F ou fa,n Nrfis Parr 2 • Adjacent to the development site, Palisades Boulevard is a divided four. ."`.- lane roadway with a raised median?at is approximately 24 feet wide Each .•' >; ,� ` 'F. director has 28 feet of pavement that F 0.• M, provides a 12 Foot wide inside lane r, � ° (agairst the median).an 11%rfootwide outside lane and a 4 h-foot wide bicycle lane. The speed limit is posted at 45 M . •t:. mph just north of Valley Vista Drive for rorthbourd traffic. Valley Vista Drive is the main • ertrarce to The Summit at Crestview, a gated community. It provides two 1B-foot w4do lanes divided by a landscaped mediar island Figure 1 —Vicinity Map approaching Palisades Boulevard. The Summit community consists of 68 lots ir 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 sirglo access Valley Vista Drive provides.as there is only access is gated for emergency vehicles. Ono site access (Access A")veil be provided across Palisades Boulevard from Valley Vista Drvo. (See Attachment A. Note that it will pass through another parcel owned by the same owner as the parcel on which the development 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 eastbound Valley Vista Drive approach. Valley Vista Drive approaches Palisades Boulevard at approximately right angles, although Palisades Boulevard is curving horizontally as described above. An oxistrrg 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 median,it may be possible for right-and left-turning vehicles to separate, allowing the right-turring vehicle access to Palisades Boulevard if the lot-turning vehicle must way:for a gap in traffic to complete the left:urn movement. The second site access(Access B')is shown on the plan as being located across from the southern of two driveways(the'SRP Driveway)that serves a facility 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 'Toe' intersection without signago. 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 he SRP Driveway,which is. With an unstriped width of 34 feet 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 proper analysis requires traffic courts. For this exercise, it was determined that data from traffle volume maps published by the Town biennially supplemented by traffic data recorded by Field Data Services of Arizona(FDS)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 CivTech Daybrui0i ria!r An:t r::+s, 2nr Subim'rra/ NEC S'>ca&Palisades Bout,. s. Fountain Hills Page 3 traffic that occurs on Palisades Boulevard. The histonca':raific counts reponed by the Towr!sear this out Verir 2006 daily two-way volumes on Palisades Boulevard rorth 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-trine).they totaled fewer than 15.400 vpd Ir February 2014. CivTech recorded two days of two-way traffic volumes o'13.514 vpd and 14.160 vpd,ar average of 13.837 vpd,or a3proximatety 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 arc traffic counts upon which the analysis below will be basec 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 [ Source I Southbound I Northbound Two-Well Total , Day Volumes in yell;,,cs our Dav(volt 2217 lywn jAQT Maui 7 822 7,571 15 393 2014 town(AUT Map) _ 7.075 8.762 13 e37 z 51014 UCt3/CivTec►+ r,23r 0.923 14_16l; - 2,'4,2C14 UCP/CivTee, 6,p13 e,6C1 13.s14 117+14 FPS.?crn b,7'25 b 4$21 13,259 111514 FPS,'Tow^ 6.792 6,52e 13.33;, 1.15.14 FDS.Tu'xn 6 r_"2. 6409 13 093 ( 201C iuwn 4 627 , 7,35-9 11,086 1ti►wjj(APT Mn,i 13_C C -, 2006 _ 1WOt(ADT hr«r;T 14_36c , ',yak Hoy VOk1rn:, .'-yrh+ulvu per►ru. (voh inn t)irect—a' Sphtt (n'Pe•t:C^11 Fps, - 821 271 - ---W..2y1X%1 11514 CrvTech� L (5:00-6.001 403(36".1 712 :64%) 1.115(130t',.) A 'eview of the 'Jaffe data summarized in Table 1 reveals that there was a decrease ,:r daily ve umes drop after 2006 and that they volumes have yet to rebound back to 2006 levels and that tee largest northbound hourly volumes most likely occur durirg the PM peak period as Fountain Hi'l residents return home during their afternoon commute. The d°rec:ioral splits between so.rthbound and northbound traffic volumes calculated from CivTech's 2014 traffic courts are 75 k'25% (soutrit ourxifnorthbourd)during the AM peak hour and 36%1'64 a durirg the PM peak hour.reflecting that there are more Fountain Hills residents working outside of Fourtair Hills than roe-residents working in Fountain Hills Thus, this cou'd be expected to be reflected in the trips gere•atod by the mutt-family compoeert of Daybreak PROPOSED DEVELOPMENT Proaosed (.and Uses The site plar provided to CivTech shows two separate components, a typical multi-family complex surrounding an adult living component. There will be 270 multi-family Cwelling units, 100 [Senior] Indepe^Cent Living dwo!':rg units, and 30 private Assisted Living rooms (to .beds) Site Trip Generation The potential trip generation for:`'e proposed deve'opmert was estimated using data published in the latest(1Cr)edition of the Institute of Transportation Engineers CITE) .Trip Generation Manual and Trip Generation Handbook. 3'=Edition. The Trip Generation Manual contains data collected by various transportation professionals for a wide range of different lard uses The data are summarized in the report and average rates and equations have been established that correlate the relationship between ,an independent variable that describes the CivTech Daybreak 'ra ftc Ana1yc,s. 2''�"Submmrrai NEC Sher d Parisades boWvvards FMIntatil Mes s l3at?«4 Table 2—Trip Generation for the Proposed Development lTE I Weekday Tnp* LAM Use at AM Peal How Pit Peak Now Prog:,,sed and Ua+� Coda(RUC;I Nat Sian Unite rptar _ In I Out d 7941 to Dui Total A arinenz,Ind A,dilt A::,_. 22: 3 21'0 Dee; nits 2 330 28 95 123 .3 53 3 Senio-Ad..- a_sin7—ktatrer 252 j NYE: ,nits 276 7 12 22 - 12 2 J AtIoSire HOMES 2:701 I 33 Do: '?4 3 2 r f 4 r, 'nIi' 7 1.0 30 •ttj 140 1C4 GP '70 development size and generated trips for each categorzed land use. The repo^ provides information for daily and peak hm.r• :rips. Table 1 summarizes the trip generator for the fare uses closer bed above Attachment C is the eetailed trip generation calculatiors A review of the results summarized in Table 1 reveals that the proposed Daybreak developrner: could generate approximately 2,500 trips daily with 148 (38 in/110 out)generated during the A1' peak hour and 178 (1t 9 int69 out)generated during the PM peak hour On Sito Cerurat on As car be seer on Attachment A residents viol have ac:ess to both proposed site accesses. Figure 2—AM(PM)Site Trip Sdo Trip Distribution and Assignment. The project sites Distribution&Assignment located rear Shea Boulevard, which is convenent to major employment centers in both Mesa and Scottsda`e. Therefore. the sizable majority of site trips is expected to use Palisades ter. Boulevard to'from Shea Boulevard durirg peak hours As reported above, CivTech had recorded hourly bi•directioral volumes along Palisades Boulevard in 2014. &roe no major employment centers have opened within the Towns boundaries since then. it can be assumed that the distribution f 1 of the site :rips could still be sim,ta•to the overall peak hour directional splits found along Palisades Boulevard in 2014 and "`X that, since 80 percent or of the :rips are gererated by tee apartments, that the site trips cou'd be distributed in simi'ar patterns Thus, CivTech will assign 25% of the AM trips and 64% of the PM trips to Palisades Boulevard northbound and Aura(kW 1, the remaining peak hour site trips w n be directed southbourd A review of Attachment A revea's a total o' 12 resider at buildings it the aparrnert complex,sever (58%)of which are closer to proposed Access A. the southern access. S=ice 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 componerts are closer to Access A ' than to Access B, it will be assumed that 60 percent of the site trips will use Access A and the rema3nirg 40 percent will use Access B The site trips were assigned to the two sits -•�., accesses per these drstributior percentages. The results are illustrated in Figure 2. Also shown on Figure 2 are the number of exiting trips expected each day tnrough each driveway based on the 60%140% Access ll+Access B sit Cr CivTech l tytwrt rk r<�fltr: pvs ? 'Strbn*f'ttrlt NEC Sheer B P3=sales aoti, .-ds. ?"o untan b*fts Prinn 5 IMPROVEMENT ANALYSIS Traffic Siena/Needs Assessment. S-nco the site accesses are currently only in the planning stage.actual hourly approach traffic vOumes are not available to conduc a traffic signal warrant analysis per the Manual on Uniform Traffic Control Devices(MUTCD) Therefore, ITE's Manual of Traffic Signal Design provides a methodology to do such an assessment of intersections based on estimated future dairy traffic volumes. Figure 2-10 of the signal design manual (see Attachment D) provides the mrrtimurn warranting criteria in terms of estimated average daily traffic volumes in vehicles per day(vpd). Warrants 1 and 2 of Figure 2-10 are daily versions of MUTCD Warrants 1, Conditions A and B. respectively. Warrant 1, Condition A is known as the Minimum Vehicular Voume warrant and Warrant 1,Condition B is known as the Interruption of Continuous Traffic warrant. (Warrant 3 of Figure 2-10 is not applicable here.since it is for existng intersections only.)Figure 2-10 provides minimum daily major street volumes (total of two approaches)and rmri mum daily minor street volumes (higher volume approach) for urban and rural situations for both warrants. (As in the MUTCD hourly warrants, the rural criteria. applicable here due to the expected speed limits on Palisades Boulevard. are approximately 70%of the urban criteria.) The warrants are met when the major street and minor street volumes exceed those found in Figure 2-10 for the rural situation. Table 3 summarizes the results of assessments for either site driveway Please note that.since volumes recorded on Palisades Boulevard have been at approximately 12,000 vpd or more since 2006 with no decrease expected, the current daily volume exceeds the higher of the two major street volumes, leading CivTech to conclude that the major street volume would be met under both Warrants 1 and 2. Therefore, in the analysis below.CivTech will only consider the exiting/ outbound driveway volumes(a total of 1.250 for the site or half of the total 2,500 trips generated) expecting to approach Access A through which 60 percent of the outbound trips are expected to exit each day, a total outbound volume of 750 vpd when applying these warrants. Analysis. As noted. the volumes on Palisades Table 3—Access A Traffic Signal Boulevard already meet the major street volumes Needs Assessment Summary specified in Warrants 1 and 2. For Warrant 1.with a minor street volume criterion of 2240 vpd, the ecenxio Warranting Palisades Blvd criterion would not only not be met at ether driveway. • .Criteria Site Access A Awe: aiet: a would not be met if there were only a single site A Mm 2•r2+ driveway. For Warrant 2, 60% of the 1.250 vim„tiM exltingroutbound site trips(750 vpd)were assigned to ....Prapr,5tnvc e,T2C,._ , i;occ• Access A. A daily approach volume of 750 vpd does 753 not exceed the warrant-satisfying volume of 1,120 vpd 1 Salist.erJ' y0 for Warrant 2. Therefore, the results of the traffic -Wa"'fefil•+? • Maur street' _t4,Q signal needs assessment summarized in Table 3 Iv-orstreet' t,,�2o .. 750 ._,...., indicate that a traffic signal would riot be warranted -' saiiet!irs? NO due to low volumes from both site driveways •u:,•.ocr. ;_e s at,:-am:te•a sad a• .mes approaching Palisades Boulevard under both the cads`rtmmt daY;..acund'ertrvaM.o: s. minimum vehicle volume and the interruption of continuous traffic warrants. Across from Access A is Valley Vista Drive, As noted above Valley Vista Drive serves the Summit at Crestview community. which could eventually have 68 single-family detached homes. Trip generation calculations included in Attachment C suggest that the Sundt community would not generate mire than 70 trips during either peak hour Thus, outbound tips on Valley Vista Drive would not warrant a traffic signal either. f. CivTech thiy<artu. frallir Analysis 2"'Su4rur:.r '.CC&lea&PaliSacss BOU'etfartes, Fourtarn lifes Ange 6 Auxiliary Turn Lane Warrant and Queuing Analyses. The need for auxiliary right- and left-turn lanes approaching each driveway is assessed here. The reeds will be based on MCDOT requirements. which are found Sections 7.15.1 and 7.15.2. respectively, in the 2016 MCDOT Roadway Design Manual(RDM) Each Becton is reprinted from the ROM below wth an analysis following. After each analysis,the required queue storage capacities are discussed. 7.15.1 RIGHT TURN LANES A driveway nght turn deceleration lane is required when either of the fallowing is met: • The outside lane has an expected volume of 250 vph or greater and the right turn volume is greater than 55 vph. • Any three of the below criteria arc met: a. At least 5,000 vehicle per day are using or arc expected to be using the adjacent greet. b. The roadway's posted speed limit is greater than 35 mph. c. At least 1,000 vehicles per day arc using or arc expcctcd to use the driveway. d. At least 30 vehicles arc expected to make right turns into the driveway within a one-hour period. Analysis. The ROM presents two d.ifte.ent methods of dete rmiring the need for a right tom lane. With respect to the first method,as previously noted.the peak northbound volume of 750 vph was recorded during the PM peak hour. The 20t 7 daily volume on Palisades Boulevard is reported at greater than 15,000 vpd. This value without can be used in the analysis any projected growth rate. Given that there are two lanes of noi1-b rund traffic,even if it were assumed that the outside lane would carry only forty percent of that traffic. there would be at least 300 vph in the outside lane. GvTech split the inbound PM peak hour traffic volumes 60%to Access A and 40%to Access B. yelding a maximum inbound nght turn volume of 42 right turns per hour and Amass A.Therefore. this item is not satisfied,as the number of turns does not exceed the requirement of 55 vph. However,the above assessment results in the satisfaction of at least two of the(our criteria in the second set of criteria,the daily volume and the hourly right turning volumes. Since the speed limit s 45 mph.that meets a third criterion. Also,with an expected 1np generation of 2,500 vpd divided among just two driveways. it is also likely that the fourth criteron. that of a two-way volume of ' 000 vpd using the driveway. would also be met, Therefore. the four MCDOT criteria for determining the need for an auxiliary nght turn lane that the site driveway are satisfied and right turn lanes are warranted at both site driveways. Please note that the developer anticipated this need and that these right rum lanes are shown on Attachment A. 7.15.2 LEFT TURN LANES Volume warrants for adding a left turn lane to either an arterial or collector roadway arc shown in Table 7.6. The volumes prodded in Table 7.6 are the minimum left turn peak how.soluime and minimum through volume in the same direction. A left turn lane will be required if the left turn peak hour volume is equal to or greater than the volume shown in Table 7.6. CivTech �,1 ay: ih Traffic Atudysra, k';;utsr*xtttti 8 P. .ales Boulevards.Fauntaln.Hilts Pagrr 7 TABLE 7.6: VOLUME WARRANTS FOR LEFT-TLR\LANES Peak!lour Minimum Peak!lour Left-turn Traffic Volume Traffic Volume a of through lanes per direction on the Roadway 1 1 2 in the Advancing < 45 MPH ?45 MPl1 <45 MPH =45 MPH Direction Posted Speed Posted Speed Posted Speed Posed Speed <200 30 15 201-300 :2 12 40 jn 301-400 12 30 _5 401•500 ,2 12 25 1 501-600 12 12 15 601-1000 12 12 10 1001 ;_' 1i 10 Analysis. CivTech clarified with MCDOT that the term"Advancing Direction"in the header of the left column means the direction in which the left turning vehdddes are traveling. The peak numbers of southbound left turns entering the site(24 and 15 at Accesses A and B, respectively)would occur during the PM peak hour,when the highest southbound traffic volume in 2014 for one hour between 4 and 6 PM was 409 vph between 4:45 and 5:45 PM as shown on Attachment B. The six recorded/reported daily volumes for 2104 averaged 13.540 veld Since the reported 2017 daily volumes were nearly 15.400 vpd CivTech applied a factor of 1.14(15.400+ 13540= 1.137)to the 2014 hourly maximum volume of 409 vph to estimate that the maximum PM southbound peak hour volume currently is approximately 466 vph Given this, Lased on a "numbers-only' approach—and not considering other factors.such as roadway geometry and sight distances--a ten turn movement of 24 turns per hour would warrant a turn lane approaching Access A and the 15 left turns aer hour into Access 13 would not warrant one approaching that dnveway. Queue Sforsgo. The MCDOT minimum queue storage is 160 feet approaching either a signalized or unsignalized intersection. Dueoe storage calculations were made according to the methodology documented in A Policy on Geometric Design of Highways and Streets (the AASHTO "Green Book"). For an unsignalized intersection the storage length for a turn lane Is typically estimated as the length required to hold the average number of arriving vehicles per two minutes. The formulas used for the calculation is therefore: Storage Length - {(a vphy(30 penocs hour)j x 25 feet x 2. Thus, using this formula it can be estimated that a turn lane with the minimum 160 feet of queue storage can accommodate up to 180 turning vehicles per hour. (Looking at this from a different perspective, 160 feet can hold 6 typical passenger vehicles,which are assumed to occupy 25 each front bumper to front bumper on the roadway. If the 6-vehicle capacity is two-minutes'worth, that infers 3 vehicles arrive per minute, which is a rate of 180 vehicles per hour.) Since the site is barely expected to generate 180 taps in and out during the busier peak hour(184 during the PM peak hour),none of the required auxiliary turn lanes requires more than the MCDOT minimum queue storage capacity of 160 feet. Per the RDM.the approach tapers to the turn lanes can be as short as 80 feet long. which is similar to other tapers for both left-and right-turn lanes along Palisades Boulevard. Sight Distance. Adequate sight distance must be provided at intersections.A sight triangles the area encompassed by the line of sight from a stopped vehicle on the minor roadway t3 the approaching vehicle on the major roadway: there must be sufficient unobstructed sight distance along both approaches of a street on driveway intersection and across their included corners to i • rk Jeyteeak Traffic Analysis, 2'=Stkenat.al h ,R Palisades QcwkNyurd Fc;rata°n Page 8 allow operators of vehicles to see each other i time to prevent a collision There must also be sufficient sight dstan a along the mator street to allow a driver intending to turn left silo the site to see a vehicle approaching in the opposite direction. A development can ensure that adequate sight distance is provided at the intersections for left and right turning movements from the development in several ways by keeping sight lines free of obstructions. An intersection sight distance analysis was performed to set guidelines for establishing lines of sight for the proposed development at the site access points Using the guidelines set forth in the AASHTO Green Book, appropriate sight distances were calculated for a left turn from the driveway('Case Br),a right turn from the driveway('Case B2"),a crossing movement from the driveway(-Casein")and the left turn movement into the site driveway('Case F") Recommended sight distances for movements from site driveways are summarized in Table 4. Sight mangle calculations are included as Attachment E. Table 4: Required Sight Distances Posted/ Case B1/B3 Case B2 Case F Design Left Turn/ Right Turn Lett Turn In Speed Crossing Movement (to lett of (Ahead on Roadie/In__ (mph) (to right of driveway) driveway) Ma or Road) Palisades Siva at Site Access 45.45 595' 455 40D CivTech recommends that sight visibility triangles at the site driveway be provided per AASHTO guidelines, with 595 feet of sight distance to the right of the driveway for left-turning vehicles(Case 81),455 feet to the left of the driveway for right turning vehicles(Case 82), 595 feet for vehicles intending to cross the roadway (Case B3),and 400 feet for left-uumktg drivers as they approach either site access on southbound Palisades Boulevard (Case F). Please note that CivTeclr has confirmed these sight distances with the site civil engineer. who can dernonstrafe on the construction documents that these sigh:distances are achievable. As noted previously,the same owner also owns the adjacent parcel on which Daybreak is proposed and Access A has been routed through that adjacent property. A review of the site plan. Attachment A, shows a driveway location for Access A that was considered nearer the boundary between the two properties, Access A as shown does not require another meddan opening and it allows the driveway approach to be flatter,provides the proper sight distances,and could become a shared driveway with any future development on the surrounding parcel_ For tins reason CivTech would recommend Access A be ieit in the location shown on Attachment A In addition, within designated sight visibility triangles, landscaping should be mantautod at a maximum of two(2)feel in height Tree branches lower than seven(7)feet should be trimmed and maintained to meet current acceptable larMdscape recuirements. CONCLUSIONS AND RECOMMENDATIONS Based on the above.CivTec?i has the fotlovang conclusions and recorrmendatvns; • The proposed Daybreak development could generale approximately 2.5D0 trips daily with 148 (38 inr110 out)generated during the AM peak hour and 178(109 int69 out)generated during the PM peak hour. = CivTec1 aiytia ik l n"r.Atulynrs, 2."Submittal NEC Shea&Palisades Bute: 'o`s, F.,.intein hills Pane 9 • CivTech calculated from hourly volumes recorded in 2014 that 75%and 64%of these site tips would be to/from Shea Boulevard (i.e, to the south) during the Akt and PM peak hours, respectively with the remaining 25%and 36%would be toJfrom Palisades Boulevard to the north. • The four MCDOT criteria for determining the need for an auxiliary right turn lane ttat the site driveway are satisfied and right turn lanes are warranted at both site driveways. Both driveways are shown on the site plan. • Using a •numbers.only' approach combining the highest peak hour southbound left-turn volumes into the ste accesses and the volumes of through traffic during that same peak hour, a left turn lane is warranted approaching Access A, but not approaching Access B. • The results of the traffic signal needs assessment indicate that a traffic signal would not be warranted at either Access A or Access B due to low outbound'exiting volumes approaching Palisades Bouleva•d from the driveway under both the minimum vehicle volume and the interruption of cur.tnuous traffic warrants. • None of the required auxiliary turn lanes requires more than the MCDOT minimum Queue storage capacity of 160 feet. Per the ROM, the approach tapers to the turn lanes can be as short as 80 feet long, which is similar to other tapers for both left- and right-turn lanes along Palisades Boulevard. • CivTech recommends that sight visibility triangles at the site driveway be provided per AASHTO guidelines,with 595 feet of sight distance to the right or the driveway for left-turning vehicles(Case B1),455 feet to the left of the driveway for right turning vehicles(Case B2),595 feet for vehicles intending to cross the roadway(Case 83). and 400 feet for left-turning drivers as they approach either site access on southbound Palisades Boulevard (Case F). CivTech has confirmed fiats° sight distances with the site civil engineer. who can demonstrate on the construction documents that these sight distances are achievable • Within designated sight visibility triangles, landscaping should be maintained at a maximum of two (2) feet in height. Tree branches lower than seven (7) feet should be trimmed and maintained to meet current acceptable landscape requirements Thank you for allowing CivTech to assist you on this project Please contact me with any questions you may have on this Traffic Analysis. Sincerely, CivTedi rt iw>epf(F. Spadafin P.E.. OE,PTP Pfojecl Manager/Senior Traffic Engineer Acachinents(5) A. Situ Pan B. l raft Cal,.-t Data C. Trig Gan Caks 1 D. Darr Sire'Wurrir' L. Sig'rt oitttiecu Cuks t iQUINi..,'i hY••41i441"16;Wirt helm allrl' ta, (up,' (-" CivTech i, , 4•,, ik..., r ,:,.. ir , ... ,.91... ,riiii 3 / , V's,-t..,,,,,4,„ ir .v",74rire;. • ' +\* . ,,. , '‘.s. f..f s't ...`:, III e 8 ,. , 4,..,-,.., - .: .,x., *.4, s• ,:, ' . /k . . . if -.- . ,. a B ,...„.,-„,... , . ,..., • ,,,,,„. ,,, 1. . ,,-,., ....„. i* 4iit, --- , 1-4 • , 1. '* ' ihN,h '—' .— *' t ‘• 'I.; ‘ a , •..1.,,,, 10.1 , 1 . • 4,, : 8 4Z . / 1 ari411111111111:ft.. AM- '0 """s",410/flone. o . 11.• ' - 0 t s 1 willg-PI, \ VANi / *, / IP+-1-'1....- liv. ..----' * n',,c. .., - 9 / t I Ai; :11 .01011 4'1 Cri ti ( \ 011ftio NORM row sow Attachment A: Site Plan Daybreak Traffic Analysis ----....,,,..... ..,.. -(: .•.: CivTech '4416., Intersection Turning Movement Prepared by: 'I,f►r,n far►Gra tics..n.Artrnw:. her Project#: 14-1017-001 TAW SUMMARY OF Palisades Blvd. &faille Ridoe Dr. Ar0 t4 ACH tA'ES V 01- 7 N N @ in aAn. 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Sheet 5 of 5 Daybreak Trip Generation danrw 20 is tsitcT.•ers C 11111111002111.12.110111 "%:fp.-'atrtaeel Inn aener*nor a eeratror ulna and wens Me rote te of Transpors•or:abaameera f7E1 Tao feneralrr-*saws' '2r Einar re.rM1o0o.00j howl e'0 ir11f1 inn Tetp •jhentor wieoouct )'a tater "ere re'ri9eetet.+'tt weren't:is tgrve.are NOntlea M,inor4*r!M Tale Mews craws Ono=terra:c•1'tar,trweivortaltoe Prtfeta+ooes Su* stye rater sr criveet.art ones aS race CPO use Mews ieDre-..erted by a card tee nee'11.11Cl-Awry*roes and eaiae<rs have Lee'eOt*t't0 rat croon re tesIonalc Semen ar onleperee0 vaelede ova Pere ohs the Oneepm.a s3 and Qua.sera ores er ease MoDertlee WC In vinous floras an]Me woos The.-r1To*a rdmiles ar estabishea -iietwo nso*se how's use Close rr4n4.,eater the nerve'veer ie one We floe c urve rhos,of ate mentor raft and Poor b 1/141."errs t?ire...-"tot Of Woe ore*emerMP we row to So so The-etome0f y steps we gessesereL.0 wv ley r tomes m Acre 3 1 '*,s worldne t songs t aciale=1r each bat f oOClcate The antra a to pars r sotwooeo*..LJCts slain on re s.ttsees su9•!ne woes i%twe tee WW1 The sae_.PI,Itrtd 6.S4"St is eesrloe0 M fet'eoce fo sr n0lpencle.*War e s seetfle to rpm)tte Iwo see:ors-fie:1.0DC sauire Re-'7 Dunes sea is tesevey CCrrrl2'*. la00 US.Tnaa MOO area Nga/a0 atlas derood Units r E LUC ITS Lana Use male Aorbneres '.'D Dselr0 Unes :C aturfarwy rtersr3B /Derflis! _- ---- aMrta WR mAir a-merge ix o•rsr0 sorts : sew.W Nouse +Mrcned Mir Cr.Bares 30 OIsaee y Beds Vented tarp "l a nuo..+a Ceeehew swe*.1..,' is D.ee*p urn :•r !Wawa tele Onw wee.a%srr' - Soo 2-Ostlf.ette Coaend r...wOrel asafs:mrfe a w'lima.own-ow roviheo the sa. y s*Mi a n•ml/w^CMi sr'!ry a.*a`c a43 owe OffPOre OCCess'a the fate et.atnp Pr O sn3.o/'WW ear'1'Tnr- r.se:smrr m:aM r Soo•.The u,r*i. xcraanm 00.1.41•srem•p Caftaf=s-Puna.Owt•rsi IPL+Nasbu'Dea.Dime w/-Moo Use awl Cootie City Core T1wi.v►R•reet -less t e•orp•.ra soraw.-.ora.•rooecfuert P.0,D.and C.The bared doe en Pave=as for at:ems of r and use rude: Set ne MOW 0r Tv neat Oape eted-Ff*.'.reese rod -o PeM7'-r Nos titre Is new ses 10td re•:ehere�eMnituaoeaa•'wary Z Wes 0r resat VIA 2-DO,*Afwhrats Ob30ftaws TvrY'.:r"-qrs t Tre Peen+ -,t to e' ':...us a• .rn c., o2a''bf a: -c•o wad or a%dor.,salsa as wto am es MI aid 3CJ and P4 Mar hOl/ "?CM erne sense,:I roar lee of rt,e! Sib Conabd red Tale•Ponta-A.lu l ten..Webb Dab Afara8 for LUC.SeeaiS bead In Hours _ MET NO Peal air w Peal New Mat dad* Ponnoi U•a Woe i 1MNaaem Woe drali or Wad Ameba Uwd Poaanerra x+rs.ten24uas 0 G 0 0 0 0 0 Seer*Mt IdestaB-Abctw0 )flea a Perri* ea 0 0 G G G 0 0 A/J1 Cal waiter r+tnaea;raraaardes 0 0 0 0 0 0 0 . .4 -ea Sanded Cres.'rrw 5;:eer.wI ow*.A a.Mil3Yt 3 G _ G G . 0 5 1 ., • . .. .. t .. .• t, t ,2ete'arie t swift" velum TSG we eov'- 'r:u.110'>e•.seialalcre=esca e t each i.1Y Weer she arreerDle gape s I CJve.the Krootoot nab a process rWre a..is deter-re*Pen ID 1 .!sus.arc the ffo Wirt•.efspe'see of co:r11r0 IW3 ass The M100002r MOOTS b rngeneerrr jIdperreet►,sane crranalances and otn-to e'nanevr9 ludgee'e'n t owtr►w a, -are tuna•reeds one.anansersfr In Pest trued ittlroe 1 tet.ey roe 15 e1Detard to 004*a0 dNete.-lei min sew r re aloft Me Ora wee code•ton es resui.ratt err 1 utilte s roe ^17n11a re r the!Velma.eeatme 2 WC dad Ina boll%ales raft b be etTen reed ley re twits!,selected^V0 c W'nese'vthd s.rape rat-a small seadtUC S.Z. Mot pe'an Iva tseved Isle OW ra0n yirlce/ft. froneb.Pew.EdialiedUs•OEfeYetim3 Pool rime atr.,e1rfatar AT cell.:•....Pwa!e'-i+.•a: znreic.e...`sG-,,ors,o- r' 'r' ' herUee I AM AD Pena HMV ] Pta Pad Maur I Inawst P431* arq •.: I. 4 -*0D Kr e'i s'C osTrC'!svmag.r4;1 331 - ft Sert,hhet:"0CU i+0)3 servo Ague naanp-nescree rt. T.aC.:11-23.37 0"7 irD r.02•3 0.11 R1.o fit T.e.x.s•:sf pie AAA Cr.iac•nes WA T.x'4.*4 µ.lig 'a A-x-0.1a B-1lq WA:T.X .20 A 20$ 'rr 3ur,re at CrefMe.Sobonr.sen tC Verl.0 Oriel It*2 71 1110 721 PC,T.4?rx.•Op Tel /C:VNerna001Jsxn02(r 03) Boa[rase a-Eatlmaa.••••••.Tflp VEea.W.YMasM Ttpf.MPb Eftifteos and edam Dears a.t045 3•psea V**ainer Tinos ADC AN Peas Mar no Pala Saar lid fauna 141100a40 Use M M U Out Tail t lib w Oat TtY fob la CNA TONI ______•ssere'es EC% UGC 1DX) :400 :3rs. 21 3f is 63% 1B 53 143 4 Sene7+041 Nu.sr i-inicete'_' 3Lrs 1st 13* 371 35% '3 20 OM SS 12 25 4s,r Cot*ones SC'e ft.' f: 134 ere 3 S 60% f • 1 , �_�.__. 'Totals 1,210 1A6S COO Id IN1• IN OP IPS —Ivburr^.'a1 C1es'.'ew Su4Rrsron SC% 366 36f T30_ :3`6 13 40 53_ 33% 44 23 73 I 1 - C i v Tcc f t ta+..s 1 wf 1 War TRAFFIC SIGNAL WARRANTS leased on Estimated Average daily Traffic—See Not.7) URBAN RURAL ,._ _. _ M e'u, um Requirements I AOT 1 Kntm..m Vehicular — SatIsf.ert _____ NOT Satrstasl Vehcks per Oft on mope VshKtes per day on It, t hotel Of Ooth nigher wo u0.minor approechest street approec+t+orw Number tot lanes for moving traffic on'soh d'rect,on orgy) sopr'aach Motor Street Wrier Street Urban Rural Urban Rural t .... .... 1 8,000 8.800 2.400 1,680 2 or more . 1 _. ............ . ........ 9,600 6.770 2,400 1,680 2 or more .. .. . 2 or more 9,600 6,770 3.200 7.740 1 2 or mare 8,000 6,000 3 200 7,740 7 Interruption of Continuous Traffic Vahicas per day on mator Vehcrw per day on Setrshed_.,,._ No'Setnf•rrt street(tout of both higher volute*minor aporoachesl street approecJ' lone direction only) Number of panes Opt rnovrr4!.afro;on sect, app►oacr Major Street Mt,nor Street Urban Murat Urban Rural 12,000 ft 400 1,700 850 2 or more 1 14,400 f 0AHO 1.700 850 2 or more ...... 2 or more 14,400 10 01110 1.600 1,170 1 .... .. • 7 Or mOre 12.000 6.400 1,600 t.120 3 Comb.ntron Satrsfsel Not Satttf.ats 2 Warrants 7 Warrants %tore t1tf.ot.ftsi:7rw.but following w.rrents fulti+r.d 90%or more - 1 7 NOTE 1. Lett turn movements horn the mesa street may be included with,n.nor street vdunres it a esperass seal phase n to be pro sled for the Iett turn rnoventent 7 To be used only for Nt:*INTERSf CTIOf4S or other locations*here actual traffic volumes contest be courted Figure 2 10 Sample analysis form for new intersecborts.(Source State of California,Trod.:Manua! Attachment 0 INTERSECTION SIGHT DISTANCES FOR INTERSECTIONS WITH STOP CONTROL ON MINOR ROAD m m m ' ,. Time Gap Calculations Design Vehicle: Passenger Car u a 3 5 Case e p Case F "2 sit A tl a o s I x a a I P. m • I fI g 1 $ I I I z b E S E / a ti a C. r* u e A 3 7r v p IIt e 6 ; : : i r tit A i i . 9 s : S ifug S a4 3 u F 4 u 45 I 2 _ 2 2 i b 2.0% 595 430 495 400 7,5 0 5 4.0, 9.0 8.5, 4.0 5 5 0.5 7.0 intersection Sight Distance ISO=5280f3600 •V,,,,,,,,•tiro Note 0 All formulas are Cairn from AASHTO-Geometric Design of Highways and Streets The constants have been altered because of unit conversions. Attachment E - 2 CivTech 12,2012018 J. Power of Attorney LIMITED POWER OF ATTORNEY Pacific Retort,t T.0("FUR.")hereby appoints Hilltop Vista Propertes,LLC'rfriZP"),by and through its authorized representatives,as tt arorney-in-fart to act for FUR hereby gr tn•ing I4Vl' full power and authonty to perform those acts fc:FHR and it PeIR's nas e,place,and steai only as expressly provided below in any lawful way with solely with respect to the Authorized Acts(defined below). Ry piecing my initials following the description of the Authorized Acts,and by cacsin) the witness to place his or her initials below,FUR acknowledges that it has reviewed and approved of the delegation hereunder of the Authorized Acts described below: 1.1414 hereby avpoints,gives and grants m HVP Sill power to do all thi:t- re es'ary to ttegotiute,execute and darer;on l:FIR'al behalf,any document it deems reaeg:ably necessary to rezone the Property in a manner determined sokly by I IVY nerd to obtain the necessary rezoe ing of the Property for attaches or detached residential clw lings (either for rrre or for sale), age restricted residential. retail and betel uses ("Rezoning"). which shall include, but not 'le limited to a zoning appltue'ion, a ger►cral plan amendment application,a des elopment upeement,and a preliminary p e.: ("Authorized Acts") of the approximately 59.f acres of land knout as the "Fourrain Hills Resort Prop"located at the northeast comer of Shea Bhd,and Palisades Blvd.in Fountain Hilts,AZ..Mmiaopa County tax assessor parcel numbers 1:'6•t 4-560 and l 76.I4-561,which is more fully described on t xhihit"A-*nee bed to this letter (the"Property"). Initials: FHR tare, Witness a This Power of Attorney is effective immediately and shall continue until the'none-to occur Of the termination of the Agreement for the Sale of Real Property.between FHR a.•xi IUVP dated October 17,2019 or the cloying of the Purchase of the Property by HVP p..rs snt to that Agreement for the Salle of Real Property(the"Termination Date}_" 3. FUR hereby confirms that all persona may rely upon this Power of Attorney unless such person hae•ectuat notice of the terminauost of this Power Of Attorney The expiration of this Power of Attorney on the Termination Date shall not affect the validity of any action taken by HVP peal suant to tftis Power of Attorney prior to the Termination Date I iv P acknowledges that,in the event ITVP fails to acquire fee title to the Property,FIIR t:a,have the optior of net lining the Rezoning or not retaining suJi Reroning 4. If any provision or provisions of this Power of Attorney shall be held to be invalid for any reason,the other provisions of this Power of Attorney shall neverheless remain in fell force and effect. 5. The laws of the State of Arizona shall govern this Power of Attorney in all respects The undersigned hereby certifies that he is an authorized representative of Fs-►R and has to nt ht and pout',to sign this Power of Attorney cn behalf of MR. Dated November?.b,2C1 k Pacific FH ,L .0 Name And c4,A.rAs its:_l ri zeal Alert ibe.%tw,n„ee WITNESS:!, Olaf A• itYtts , sign mR name to this Power of Attornry betrLg first duly sworn and I do declare to the nardersigped authority that the person signing this Power of Attorney on behalf of Pacific FH Resort,LLC has stated that he has the power and authority to sip 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 press a and hearing of the signatory above,signed this power of attorney as a witless 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 Dated: tip_ 11,7pSignature of Witness I • Printer!Name of Witness- STATE OF ARIZONA) COL N I Y OF MAR1CO AI The foregoing Powc:of Anome was acicnow.edged before me,tfe undersigned Notary Public. this] glny of October,20 6,by AryLe Loi", the manager of Pacific Hi Resort, ,:.C, an Arizona limited liability company,on behalf of the limited liability company,andi\IVALA. 45 the witness. oFFCAL SEAL LISA BULLINGiTPN `J" Amy Pole MA/ J1M 00uNTY sop C .Dins NI 1Z.W$ 1 (Scat) . 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I itl q 4 $ lip w H rr w .�i w w - {ill ill L]F i l 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. 'tor 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 ,........ OFFICIAL SUPPLEMENTARY ZONING MAP =IAN c I( le,_ ; AMENDING THE TOWN OF FOUNTAIN HILLS ZONING MAP 1 1 1 \ \ • _.1 i 1 13 ,\„ \1 ,/, v.TR,DR -- „ - - \ C"- - ..-- ---\ / s ;••,. 1 3 .r.c. - -, s • - . _. I •••• , ,// , - "'-'. /.j / C-t' ' Q : L / . ) ' ''''..../ t i i ".-. ...< / / I Iti 1111 /I i 1 I O i. / is '- - --- '''' 'I i 1 , ...! , 1 ' 1 / '' '/ 1 I li 1 i s, '. I . 1 . .- I 0 i I i i CT i LOT 1 I / // ;_,`• 4,. . 1 i i 1 I (\\,}) DAYBREAK PAD K i TRACT A ... -- -- al P+'CIC .4 ..... _ _ e4 95' 815.29' ...t _. ---., L-1025.70' SHEA BLVD L=55.82 —TRACT B N .._.--- -- - -- - -1- 1 1 , \ ...... . 1 ,-"--- , S i• / \ \\-- 1 ' •'''- --• ' '.\\. -. 1 '„ \ • -•'\ \\ , . , : 1)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 om: John Wesley Nhowant: Thursday, September 5, 2019 4:23 PM To: Paula Woodward Cc: Grady Miller; Randy Harrel Subject: FW: Daybreak PAD Attachments: Daybreak Rezoning Application Z2019-04 Paula- Please provide the attached information to the P&Z Commission and add it to the packet material Randy, Attached is some information about the proposed roundabout on Palisades including a diagrarm of how it would fit into the street. John From: Paul E. Gilbert<pgilbert@beusgilbert.com> Sent:Thursday, September 5, 2019 4:17 PM To:John Wesley<jwesley@fh.az.gov> Cc: 'Jeremy Hall' <jgh@phxinterests.com>; Neil Ginsberg<nginsberg@pd-Ilc.com>; Dennis Newcombe <dnewcombe@beusgilbert.com> ,S,ubject: Daybreak PAD WARNING:This email originated from outside of the organization. Do not click links or open attachments unless you have verified g the sender and know the content is safe. John: We have been encouraged with recent discussions with several neighborhood leaders who represent the residents in the area of the Daybreak PAD (although they have made it very clear that they do not have authority to speak for the group as a whole). In our most recent meeting, Daybreak offered some significant concessions to the neighbors. These concessions are described in detail in my correspondence to Bob Courtney, and Bob Hahn of even date herewith and attached hereto. Accordingly, you may treat this correspondence as confirmation of our recent conversation wherein I have been authorized by the Daybreak developer to agree to the PAD modifications which are set forth in the attached correspondence. I trust you will share this correspondence with the Planning Commission and, of course, anyone else you deem appropriate. 4 aul i From: Jeanette Williams To: ROBERT COURTNEY;Bob Hahn Cc: Tim La Sota;"Jeremy Hall";Neil Ginsberg; Dennis Newcombe Subject: Daybreak Rezoning Application Z2019-04 Date: Thursday,September 5,2019 4:11:03 PM Attachments: 18HVP100 BA-Roundabout 2.pdf Gentlemen: We have appreciated the opportunity to meet with you at the two neighborhood meetings, wherein we have discussed the concerns raised by the neighbors of Daybreak. . Our relationship with our neighbors is very important to us, and accordingly, we want to address your concerns regarding the Daybreak PAD rezoning application. At our most recent meeting, September 3, 2019, my clients made a proposal to amend the PAD application to incorporate the changes described herein so long as they have the majority support of the neighbors. I am providing you this confirmation in writing, pursuant to your request. If the neighbors support this project, Daybreak is willing to amend the PAD application to include the following: 1. Roundabout — Based on the traffic report which we submitted, our traffic consultant has opined that the proposed development of this project does not create any traffic concerns. Nevertheless, the Developer acknowledges that in the course of our meetings, the neighborhood has identified traffic as its number one concern. For that reason, Daybreak is willing at its sole cost and expense to install a roundabout to be located at the main entrance of the project. Attached, please find a conceptual diagram showing the proposed roundabout. 2. Deletion of Assisted Living— Daybreak is willing to delete the assisted living portion of the PAD and amend the application to delete this use. 3. Stipulations — The Staff Report states that should the Planning Commission recommend approval, the staff would recommend stipulations, which are listed as a-f. in the Staff Report. To ensure there is no misunderstanding, I am listing stipulations a-f. 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 Qto 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.[Same] With the support of the neighbors, Daybreak is willing to agree to every one of these proposed stipulations, importantly, including stipulation e, which requires working with staff on both the amenity package and upgrading of the elevations. In response to a follow-up call from Bob Hahn (although not mentioned in our neighborhood meeting), Daybreak would agree to renew and extend the private restriction that the open space of the OSR property would remain intact, as shown on the PAD submittal. We have been working in good faith to address the concerns of the neighbors and are encouraged, based upon what we heard at our meeting, that progress is being made for the neighbors to support the Daybreak application. We look forward to receiving your response after you have had an opportunity, of course, to consult with your constituents. Paul Paul E. Gilbert BEUS GILBERT PLLC 701 North 44th Street I Phoenix,AZ 85008 I Cry Direct:480.429.3002 I Main:480.429.3000 I Fax:480.429.3100 Email:PGilbert( beusgilbert.com Secretary:Jeanette Williams 1480.429.3102 I JWilliams( beusgilbert.com This message may contain confidential and privileged information. If it has been sent to you in error, please reply to advise the sender of the error and then immediately delete this message. I .141P1P.- .. ....,•-• . ... •. , / ' 4`At- k-t-•**,- ``VP ii *- ' ' " 's; .' , •- 11. ..-..- ,..:'.„, 1110,-*4;;„: 0 ;$1 ''' gi•••7* .. - •.,.• ow iltitt 110, . ‘.031.„ -7;. .... . t •.511/4 '.„. • 'i I, '' '- - -•%w*ielk‘f . , ,,, 0. ...teitiPritk ir.fr,; • , / ,t iv 4,4..... . •' ' .11, ' ° V . , C , ; ', 1 ':...7.k, • 1 , , ,.. .....:''. , ' . '4,''. 11.4:. , '0 • ",,,,,, 4, -- ‘ ., 1;1;it,"'a tr,".•40, , - - , .' , ' %-.. • ;,,• * . „...., .,. t'• ,. ,.74'II 4.0 ^ '. N. 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