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HomeMy WebLinkAboutPZ.2017.0309.Agenda ./! . ..:�\► REVISED AGENDA 03/07/2017 41160, REGULAR MEETING NOTICE OF THE NING AND ZONING COMMISSION Commission Members: chantbault, Vice-Chairman Eugene Mikolajczyk ;ki,Susan Dempster,Erik Hansen,Howie Jones, and Roger Owers -eby given to the members of the Fountain Hills Planning and Zoning the Fountain Hills Planning and Zoning Commission will hold a regular , on March 9, 2017 at 6:30 p.m. in the Town Hall Council Chambers at iv vJ,:.r%vGLUc Vl MC Ft/WHAMS,ruuntam dills,Arizona. Commissioners of the Town of Fountain Hills will attend either in person or by telephone conference call; a quorum of the Town's Councilmembers or various Commissions or Boards may be in attendance at the Commission meeting. TIME: 6:30 P.M. —REGULAR SESSION WHEN: THURSDAY,March 9,2017 WHERE: TOWN HALL COUNCIL CHAMBERS 16705 EAST AVENUE OF THE FOUNTAINS PROCEDURE FOR ADDRESSING THE PLANNING&ZONING COMMISSION Anyone wishing to speak before the Commission must fill out a speaker's card and submit it to the Commission Recorder prior to the Commission's discussion of that Agenda item. Speaker Cards are located in the Council Chamber Lobby and near the Recorder's position on the dais. Speakers will be called in the order in which the speaker cards were received either by the Recorder or the Chairman. At that time, speakers should stand and approach the podium. Speakers are asked to state their name prior to commenting and to direct their comments to the Presiding Officer and not to individual Commission Members. Speakers' statements should not be repetitive. In order to conduct an orderly business meeting, the Presiding Officer shall keep control of the meeting and shall require the speakers and audience to refrain from abusive or profane remarks, disruptive outbursts, applause,protests or other conduct that disrupts or interferes with the orderly conduct of the business of the meeting. Personal attacks on Commissioners, Town Council members, Town staff or members of the public are not allowed. Please be respectful when making your comments. If a speaker chooses not to speak when called, the speaker will be deemed to have waived his or her opportunity to speak on the matter. Speakers may not(i) reserve a portion of their time for a later time or(ii) transfer air portion of their time to another speaker. If there is a Public Hearing, please submit the speaker card to speak to that issue prior to the beginning of the Public Hearing and the Consideration of said issue. Individual speakers will be allowed three contiguous minutes to address the Commission. Time limits may be waived by (i) discretion of the Chairman upon request by the speaker not less than 14 hours prior to a Meeting, (ii) consensus of the Commission at Meeting or(iii) the Chairman either prior to or during a Meeting. If you do not comply with these rules, }ou IA ill be asked to leave. Planning and Zoning Commission Agenda Page I of 3 4ftMNhlj � h REGULAR MEETING NOTICE 4 OF THE • • 'bat Is AYVP� PLANNING AND ZONING COMMISSION Commission Members: Chairman Mike Archambault, Vice-Chairman Eugene Mikolajczyk Commissioners:Amberleigh Dabrowski,Susan Dempster,Erik Hansen,Howie Jones, and Roger Owers Pursuant to A.R.S. 38-431.02, notice is hereby given to the members of the Fountain Hills Planning and Zoning Commission and to the general public that the Fountain Hills Planning and Zoning Commission will hold a regular meeting, which is open to the general public, on March 9, 2017 at 6:30 p.m. in the Town Hall Council Chambers at 16705 E.Avenue of the Fountains,Fountain Hills,Arizona. Commissioners of the Town of Fountain Hills will attend either in person or by telephone conference call; a quorum of the Town's Councilmembers or various Commissions or Boards may be in attendance at the Commission meeting. TIME: 6:30 P.M. —REGULAR SESSION WHEN: THURSDAY,March 9,2017 WHERE: TOWN HALL COUNCIL CHAMBERS 16705 EAST AVENUE OF THE FOUNTAINS PROCEDURE FOR ADDRESSING THE PLANNING&ZONING COMMISSION Anyone wishing to speak before the Commission must fill out a speaker's card and submit it to the Commission Recorder prior to the Commission's discussion of that Agenda item. Speaker Cards are located in the Council Chamber Lobby and near the Recorder's position on the dais. Speakers will be called in the order in which the speaker cards were received either by the Recorder or the Chairman. At that time, speakers should stand and approach the podium. Speakers are asked to state their name prior to commenting and to direct their comments to the Presiding Officer and not to individual Commission Members. Speakers' statements should not be repetitive. In order to conduct an orderly business meeting, the Presiding Officer shall keep control of the meeting and shall require the speakers and audience to refrain from abusive or profane remarks, disruptive outbursts, applause,protests or other conduct that disrupts or interferes with the orderly conduct of the business of the meeting. Personal attacks on Commissioners, Town Council members, Town staff or members of the public are not allowed. Please be respectful when making your comments.If a speaker chooses not to speak when called, the speaker will be deemed to have waived his or her opportunity to speak on the matter. Speakers may not (i) reserve a portion of their time for a later time or(ii) transfer any portion of their time to another speaker. If there is a Public Hearing, please submit the speaker card to speak to that issue prior to the beginning of the Public Hearing and the Consideration of said issue. Individual speakers will be allowed three contiguous minutes to address the Commission. Time limits may be waived by (i) discretion of the Chairman upon request by the speaker not less than 24 hours prior to a Meeting, (ii) consensus of the Commission at Meeting or(iii) the Chairman either prior to or during a Meeting. If you do not comply with these rules, you will be asked to leave. Planning and Zoning Commission Agenda Page 1 of 3 *CALL TO ORDER AND PLEDGE OF ALLEGIANCE—Chairman Mike Archambault lici *MOMENT OF REFLECTION—Chairman Mike Archambault * ROLL CALL—Chairman Mike Archambault CALL TO THE PUBLIC Pursuant to A.R.S. §38-431-01(G),public comment is permitted (not required) on matters not listed on the agenda. Any such comment (i) must be within the jurisdiction of the Commission and (ii) is subject to reasonable time, place, and manner restrictions. The Commission will not discuss or take legal action on matters raised during"Call to the Public"unless the matters are property noticed for discussion and legal action. At the conclusion of the call to the public,individual Commission members 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. AGENDA ITEM(S) 1. CONSIDERATION of APPROVING the Planning and Zoning Commission Regular Meeting Minutes from December 8,2016. 2. PUBLIC HEARING to receive comments on ORDINANCE #17-04, a text amendment to the Town of Fountain Hills Zoning Map. If adopted,the amendment would rezone approximately 16.5 acres at 13225 N. Eagle Ridge Drive(Copperwynd Resort), from"R-5 PUD"to the"Copperwynd PAD"zoning district Case Z 2017-02 '°~" 3. CONSIDERATION of ORDINANCE #17-04, a text amendment to the Town of Fountain Hills Zoning Map. If adopted, the amendment would rezone approximately 16.5 acres at 13225 N. Eagle Ridge Drive (Copperwynd Resort),from"R-5 PUD"to the"Copperwynd PAD"zoning district. Case Z 2017-02 4. PUBLIC HEARING of ORDINANCE #17-03, amending the Fountain Hills Zoning Ordinance Chapter 25, by adding a new Section 25.03 to allow second-story and above residential dwelling units as permitted uses within the Downtown Entertainment Overlay District. Case#Z17-01 5. CONSIDERATION of ORDINANCE #17-03, amending the Fountain Hills Zoning Ordinance Chapter 25,by adding a new Section 25.03 to allow second-story and above residential dwelling units as permitted uses within the Downtown Entertainment Overlay District. Case#Z17-01 6. PUBLIC HEARING to receive comments on a proposed SPECIAL USE PERMIT to allow custom solar golf car assembly and sales at 11605 East Saguaro Boulevard, located in the "C-2-Intermediate Commercial"zoning district. Case#SU 2016-05 7. CONSIDERATION of a proposed SPECIAL USE PERMIT to allow custom solar golf car assembly and sales at 11605 East Saguaro Boulevard, located in the"C-2-Intermediate Commercial"zoning district. Case #SU 2016-05 L Planning and Zoning Commission Agenda Page 2 of 3 •om 8. PUBLIC HEARING to receive comments on a proposed SPECIAL USE PERMIT to allow a single family residential dwelling unit at 16810 E. El Pueblo Boulevard, located in the"C-C—Common LCommercial"zoning district. Case#SU 2017-02 9. CONSIDERATION of a proposed SPECIAL USE PERMIT to allow a single family residential dwelling unit at 16810 E. El Pueblo,located in the"C-C—Common Commercial"zoning district. Case#SU 2017- 02 10. COMMISSION DISCUSSION/REQUEST FOR RESEARCH to staff. Item listed below are related only to the propriety of(i)placing such items on a future agenda for action or (ii) directing staff to conduct further research and report back to the Commission. 11. SUMMARY OF COMMISSION REQUESTS from Development Services Director. 12. REPORT from Development Services Director. 13. ADJOURNMENT Supporting documentation and staff reports furnished to the Commission with this agenda are available for review in the Planning&Zoning Division of the Development Services Depa ent. L,'ATED this 28th day of February 2017. By: ob ers,Development Services Manager Town of ountain Hills The Town of Fountain Hills endeavors to make all public meetings accessible to persons with disabilities. Please call 837-2003 (voice) or 1-800-367-8939 (TDD) 48 hours prior to the meeting to request reasonable accommodations to participate in this meeting. A majority of the Council Members may be in attendance. No official action will be taken. Notice is hereby given that pursuant to A.R.S. §1-602.A.9 , subject to certain specified statutory exceptions, parents have a right to consent before the State or any of its political subdivisions make a video or audio recording of a minor child. Meetings of the Planning and Zoning Commission are audio and/or video recorded, and, as a result,proceedings in which children are present may be subject to such recording. Parents in order to exercise their rights may either file written consent with the Town 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." Planning and Zoning Commission Agenda Page 3 of 3 oJ��AjNyjt TOWN OF FOUNTAIN HILLS X Planning and Zoning �" '� • Board of Adjustment that is AO' AGENDA ACTION FORM Meeting Date: March 9,2017 Meeting Type: Regular Agenda Type: Regular Staff Contact Information: N/A Submitting Division: Development Services REQUEST TO PLANNING & ZONING COMMISSION: CONSIDERATION for approving the PLANNING & ZONING COMMISSION REGULAR MEETING MINUTES from December 8, 2016. Applicant: N/A Applicant Contact Information: N/A Property Location: N/A .:elated 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 Regular Meeting Minutes dated December 8, 2016, as presented. Attachment(s): N/A Submitted by: Approved by. Paula 02/28/2017 Woodward, Executive Assistant Date 02/28/2017 R ert Rodger , evelopment Services Director Date Page 1 of 1 FAIN TOWN OF FOUNTAIN HILLS 4°Js 91Cr X Planning and Zoning t. mar vowBoard of Adjustment AGENDA ACTION FORM Meeting Date: March 9, 2017 Agenda Type: Regular Meeting Type: Regular Submitting Department: Development Services Staff Contact Information: Bob Rodgers,Development Services Director, rrodgers@fh.az.gov REQUEST TO PLANNING&ZONING COMMISSION: PUBLIC HEARING to receive comments on ORDINANCE #17-04, a text amendment to the Town of Fountain Hills Zoning Map. If adopted, the amendment would rezone approximately 16.5 acres at 13225 N. Eagle Ridge Drive (Copperwynd Resort),from"R-5 PUD"to the"Copperwynd PAD" zoning district. (Case Z 2017-02) CONSIDERATION of ORDINANCE #17-04, a text amendment to the Town of Fountain Hills Zoning Map. If adopted, the amendment would rezone approximately 16.5 acres at 13225 N. Eagle Ridge Drive (Copperwynd Resort), from "R-5 PUD"to the"Copperwynd PAD" zoning district. (Case Z 2017-02) Applicant: Jordan Rose, Rose Law Group PC Applicant Contact Information: 7144 E.Stetson Drive,Ste 300 Scottsdale,AZ 85251 (480) 505-3939 Owner: Bill Hinz, Palisades Resort, LLC Property Location: 13225 N.Eagle Ridge Drive Fountain Hills,AZ 85268 Related Ordinance,Policy or Guiding Principle: 2010 General Plan Chapter 3 -Land Use Map - (Figure 11) Zoning Ordinance Chapter 2 - Procedures Zoning Ordinance Chapter 16- Lodging Zoning Districts Zoning Ordinance Chapter 19 -Architectural Review Guidelines Zoning Ordinance Chapter 23 - Planned Area Development Ltaff Summary(background): he Copperwynd Resort is an existing 32 room boutique hotel with attached dininf approximately 16.5 acres,located at 13225 N. Eagle Ridge Drive. Alk‘ Page 1 of 3 Copperwynd P&Z 3/9/2017 The proposal is to rezone the Copperwynd Resort property from it's current "R-5 PUD" classification to the "Copperwynd PAD" classification. he proposed Planned Area Development (PAD) is based on the "L-3 - Lodging" base zoning district. All the requirements of the L-3 district will apply unless modified by the PAD. The PAD includes the following modifications: - Allow up to 19 rooms per acre up to a maximum of 300 rooms (L-3 zone allows up to 15 rooms/acre). - Allow the numerous customary ancillary uses such as restaurants and café's without the requirement that they get SUP's. - Allow building heights up to 50' (Current R-5 PUD allows 40'. L-3 zone allows 30') - Allow 60%lot coverage. (L-3 zone allows 25%). - Reduce minimum building separation to 7'. (L-3 zone requires 10'). - Reduce all building setbacks to 20'. (L-3 zone requires FRONT=40',SIDE=40'and REAR=60'). - Specifically allow for outdoor entertainment, music or speakers but also require compliance with the Town's noise ordinance. - Allows a specific internal wayfinding signage plan to be developed in addition to any new monument signs. - Allows the use of a shared parking model when calculating the resort's parking requirements. Included in this is an allowance for an off-site parking if within 1,500'. - Maintain a minimum of 15%open space on the property. The project is planned to be developed in three phases. The phasing plan will be included in the Development Agreement to be approved by the Town Council but it is outlined here for your information. Phase 1 will include the demolition of the existing hotel rooms and the construction of a new 128 room structure on the western side of the property. This phase also includes extensive renovations of the clubhouse and restaurant area as well as the construction of a 9,850 Sq ft conference center. Phase 2 will include a new building on the south end of the clubhouse with approximately 60 new rooms. This phase also includes pool area renovations that will also include a poolside lounge/restaurant and a large parking lot expansion near the new conference center. Phase 3 will include a new south wing with approximately 112 rooms. This phase will also include additional outdoor activity spaces, including additional pool areas and a new restaurant. The phase also includes the construction of the parking garage with roof-top tennis courts. The Parking and Traffic Impact studies are still currently under review. Final project requirements for both will be included in the Development Agreement to be approved by the Town Council. GENERAL PLAN The Fountain Hills General Plan 2010 - Land Use Plan (Figure 11) designates the subject property as"Lodging" and defines it as: Lodging The 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. aff has determined that the current proposed rezoning and land use are consistent and fully compatible with the ountain Hills General Plan 2010. Page 2 of 3 Copperwynd P&Z 3/9/2017 DEVELOPMENT AGREEMENT The Planning & Zoning Commission is not charged with reviewing or providing a recommendation to the Town council regarding Development Agreements. However, staff is advising the Commission that a Development greement is proposed which will provide for variations and waivers of the Town's current development standards and ordinances as they are outlined in the L-3 zoning district regulations. The Development Agreement also will approve any adjustments to the total parking requirements (if any) and will outline the responsibilities of the developer and the Town regarding any traffic mitigation measures. It will approve the phasing schedule,bonding requirements, and timeline. Risk Analysis (options or alternatives with implications): Approval of the Development Agreement and PAD rezoning will allow the Copperwynd Resort development proposal to proceed as proposed and subject to the ordinance revisions outlined in the agreement. Denial will require that the project be completely redesigned so as to conform to the existing ordinance requirements or be abandoned. Fiscal Impact(initial and ongoing costs; budget status): NA Budget Reference (page number): NA Funding Source: NA If Multiple Funds utilized,list here: NA Budgeted;if No,attach Budget Adjustment Form: NA 1005taff Recommendation(s): Staff recommends that the Planning&Zoning Commission forward a recommendation to Town Council to approve the proposed Copperwynd PAD rezoning as presented. SUGGESTED MOTION: Move to forward a recommendation to Town Council to approve the proposed Copperwynd PAD rezoning as presented. Attachment(s): Application Zoning Ordinance Chapter 16 Concept Phasing,and Massing Plans (10 pgs) DRAFT- Copperwynd PAD document Submitted by: 22c�7 Develop t Services Director Date Page 3 of 3 ‘k'V A N lif,. DO Not write in this space —official use only ° , c Filing Date ./'/ t� :� . y,, 7N)4 : 33 RCV ) Accepted By -FfA,�1 mitKi . Fee Accepted 1-1-0 4- , C't- Ob "ob - `y w : Case Manager M0+rii-ev M 4_, that is Aa.1. 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) (PAD) ✓ Rezoning (Map) 4- TcyT Special Use Permit &Amendments Site Plan Review (vehicles sales) Temporary Use Permit (Median Fee, if applicable) Variance Other PROJECT NAME / NATURE OF PROJECT: Copperwynd Resort EGAL DESCRIPTION: Plat Name Copperwynd-Fountain Hills Block 460-08 Lot PROPERTY ADDRESS: 13225 N.Eagle Ridge Drive PARCEL SIZE (Acres) 16.51 ASSESSOR PARCEL NUMBER 176-15-211,1M NUMBER OF UNITS PROPOSED 300 TRACTS 300 EXISTING ZONING R-5 PROPOSED ZONING PAD A licant 1p: ✓ Mrs. Jordan Rose, Rose Law Group pc Day Phone 480 505 3939 Mr. Ms. Address: 7144 E.Stetson Drive,Suite 300 City: Scottsdale State: AZ Zip: 85251 Email: jrose@roselawgroup.com Owner Mrs. Palisades Resort,LLC Day Phone Mr. Ms. Address: 7800 E Lincoln Drive,Suite 2079 City: Scottsale State: AZ Zip: 85260 If application is being submitted by someone other than the owner of the property under consideration, the section below must be completed. SIGNATURE OF OWNER DATE I HEREBY AUTHORIZE A53� 0 err-) , " TO FILE THIS APPLICATION. Please Print (L. ubscribed and sworn before me this day of , 20 . My Commission Expires Notary Public MUNIS 75 D APPLICATION # D) Town of Fountain Hills Zoning Ordinance Chapter 16 LODGING ZONING DISTRICTS Sections: 16.01 Purpose. 16.02 Permitted Uses. 16.03 Uses Subject to Special Use Permits in L-1, L-2 and L-3 Zoning Districts. 16.04 Additional Regulations. 16.05 General Provisions. 16.06 Hillside Disturbance. 16.07 Signs. 16.08 Parking and Loading. 16.09 Outdoor Lighting. 16.10 Plan Review. 16.11 Density, Area, Building and Yard Regulations. L Page 1 of 8 November 1, 2012 Town of Fountain Hills Zoning Ordinance Chapter 16 Section 16.01 Purpose A. L-1. L-1 Zoning District: The principal purpose of this zoning district is to provide for well-designed and attractive very low density lodging facilities on sites designated as "Lodging" on the Future Land Use Plan Map of The Town of Fountain Hills General Plan. This zoning district would allow for very low intensity resort and other associated lodging uses in areas that are surrounded by open space or very-low density single-family residential uses. The principal use in this zoning district is lodging facilities of up to five rooms per acre. B. L-2. L-2 Zoning District: The principal purpose of this zoning district is to provide for well-designed and attractive low density lodging facilities on sites designated as "Lodging" on the Future Land Use Plan Map of The Town of Fountain Hills General Plan. This zoning district would allow for low intensity resort and other associated lodging uses in areas that are surrounded by low-density single-family residential uses. The principal use in this zoning district is lodging facilities of up to ten (10) rooms per acre. C. L-3. L-3 Zoning District: The principal purpose of this zoning district is to provide for well-designed and attractive medium density lodging facilities on sites designated as "Lodging" on the Future Land Use Plan Map of The Town of Fountain Hills General Plan. This zoning district would allow for medium intensity resort and other associated lodging uses in areas that are surrounded by medium density single-family residential uses. The principal use in this zoning district is lodging facilities of up to fifteen (15) rooms per acre. Section 16.02 Permitted Uses A. Uses Permitted in the L-1, L-2 and L-3 Zoning Districts: 1. Hotels. 2. Motels. 3. Public and Quasi-Public Uses: a. Churches. b. Libraries, museums, parks, playgrounds, and community buildings. Page 2 of 8 November 1, 2012 Town of Fountain Hills Zoning Ordinance Chapter 16 c. Public Schools. d. Publicly or privately owned or operated fire stations, and publicly owned or operated police stations and post offices. e. Utility Services, but not including public utility treatment and generating plants or office. 4. Fractional Ownership Projects: provided that no signage shall be permitted that identifies an individual dwelling unit as a Fraction Ownership unit. Section 16.03 Uses Subject to Special Use Permits in L-1, L-2 and L-3 Zoning Districts A. Restaurants and cafes, including the utilization of an outdoor patio with or without alcoholic beverage sales, provided that there is no entertainment or music audible off-site and provided that any outdoor patio with alcoholic beverage service must be enclosed as required by Arizona Revised Statutes § 4-207.01, as amended, except for the time during which a current and applicable barrier exemption, as granted by ‘*w. the Arizona Department of Liquor Licenses and Control, is in place for the outdoor patio, providing the following criteria are met: 1. Restaurants and cafes can only exist as an accessory use to a hotel or motel. A Special Use Permit for a restaurant/cafe will become void if the hotel/motel to which it is an accessory use ceases operations. 2. The restaurant/cafe must be located on the same lot or parcel of land as the hotel/motel to which it is an accessory use. 3. Only Series 11 (Hotel/Motel with Restaurant License), Series 12 (Restaurant, All Liquor) and a Series 14 (Private Club License) liquor licenses shall be eligible for approval in the L-1, L-2 and L- 3 Zoning Districts. 4. The signage regulations of Section 6.07 (E) of this ordinance shall be met. B. Gift shops and retail clothing stores having less than 250 square feet in area providing the following criteria are met: Page 3 of 8 November 1, 2012 Town of Fountain Hills Zoning Ordinance Chapter 16 1. Gift shops and clothing stores can only exist as an accessory use to a hotel or motel, and must be located within the principal building of the hotel/motel. A Special Use Permit for a gift shop/clothing store will become void if the hotel/motel to which it is an accessory use ceases operations. 2. The signage regulations of Section 6.07 (E) of this ordinance shall be met. Section 16.04 Additional Regulations A. All Lodging Zoning Districts: 1. Site Enclosure and Screening Requirements: Unless fully or partially waived by the Community Development Director, lodging sites and/or uses shall be enclosed to provide effective site screening from adjoining properties, uses or streets as follows: a. A solid wall, not less than six (6) feet in height shall be required along and adjacent to any side or rear property line abutting any residential zone boundary, or any alley abutting such zone boundary at the time of development of the lodging property. Further, any access gates in said solid wall shall be constructed of view-obscuring material to provide effective site screening. b. The perimeter of any portion of a site not adjacent to a residential zone boundary upon which any outdoor use of an accessory commercial nature is permitted shall be enclosed to a height of not less than eight (8) feet by building walls, a solid masonry, concrete or earthen product wall. No outdoor accessory commercial use or enclosure thereof shall encroach into any required setback area adjacent to any street, nor shall any storage products or materials exceed the height of any such enclosure. 2. Any outdoor lighting shall be in conformance with provisions in Chapter 8 hereof. Any outdoor lighting shall be placed so as to reflect light away from any adjoining residential Zoning District. w.. Page 4 of 8 November 1, 2012 Town of Fountain Hills Zoning Ordinance Chapter 16 3. If the lodging use or any accessory commercial uses expand, it shall, in addition to the parking spaces in existence prior to such expansion, be required to provide only the number of additional parking spaces necessitated by the expansion. B. Performance Requirements for the Lodging Zoning Districts: 1. All building permits for new construction shall include completion of all right-of-way improvements required for that type of development by the subdivision ordinance. 2. Site plans shall be designed in such manner that they minimize the traffic impact on local residential streets. 3. Buildings and their appurtenances shall be oriented to limit conflicts with surrounding residential uses due to noise, light, litter, or dust. 4. There shall be no outdoor music or speakers. 5. When a lodging property abuts a residential district, the following standards shall be required: a. A twenty (20) foot landscaped buffer shall be provided for the full distance where the two properties abut. b. Lighting of the site shall not exceed fifteen (15) feet in height and shall be fully screened and directed away from residences or residentially zoned land in the vicinity of the site. c. Mechanical equipment must be located or screened to limit sound transfer to nearby residentially zoned property. All mechanical equipment must be screened from public view and view of adjoining properties. d. Noise producing mechanical equipment must be located at least twenty (20) feet from any common property line with residentially zoned property. e. Openings in buildings and activity centers on sites shall be located to minimize interference with residential uses. Page 5 of 8 November 1, 2012 Town of Fountain Hills Zoning Ordinance Chapter 16 ‘610.- f. Drainage from buildings and parking lot areas shall be detained on-site and shall be directed only into a drainage system approved by the Town Engineer. g. Loading and delivery entrances shall be located away from the interface with residential uses or shall be screened to prevent the intrusion of the lodging or accessory activities into the adjacent residential neighborhood. h. All activity (except required on-site parking, off-street loading and unloading spaces, and incidental or accessory storage and display areas) shall be within a completely enclosed building, unless otherwise specifically noted herein. i. All trash enclosures and outside storage of any kind shall be located at least 80 feet from any residential zoning district and shall be screened by a six-foot high concrete block or masonry wall. Section 16.05 General Provisions The General Provisions in Chapter 5 shall apply, except where noted in Section 16.06. Section 16.06 Hillside Disturbances Any land located within the L-1, L-2 and L-3 Zoning Districts shall be developed according to the Hillside Disturbance regulations in Section 5.04 of The Town of Fountain Hills Subdivision Ordinance. Any regulations contained within Chapter 5 of this Ordinance that conflict with Section 5.04 of The Town of Fountain Hills Subdivision Ordinance shall not apply. Section 16.07 Signs The regulations in Chapter 6 shall apply. Section 16.08 Parking and Loading The parking and loading regulations in Chapter 7 shall apply. Section 16.09 Outdoor Lighting The provisions of Chapter 8 shall apply. Page 6 of 8 November 1, 2012 Town of Fountain Hills Zoning Ordinance Chapter 16 (160.. Section 16.10 Plan Review The provisions of Chapter 2, Section 2.04 shall apply. Section 16.11 Density, Area, Building and Yard Regulations The chart, which follows, specifies the minimum lot sizes, minimum lot area per room, minimum lot widths, maximum building heights, minimum yard setbacks and maximum lot coverage percentages, and the minimum distance between buildings. • Page 7 of 8 November 1, 2012 W U W `/) '-, o 0 0 Q3Qw w Qm w c7 0 0 N N _..� W , 7 O U U Q 2 2 2 Q pa H W W N u Ce Q Q o C Q - N g L u) D U W cu crl N W H Q o 0 o E = V 2 > o � ZZ 8 0 N '� � a o H z Z o 0 0 rlativ '-. ',_ Z 9, z w DO U u. W O C F" N o 0 C 1 J Q �J W N M M Lp Z �Wx w00 w4-6 O 0N H c W [a W — — — N I— 3 r a Q R. N vo w .. v,M O Q00 w oo 4 cN oxa cn H w kr, w a H .--, N M F'' E 7 H Q 03-06-17P05 : 51 RCVD C CopperWynd Resort and Club Planned Area Development Rezoning from R-5 Multi-Family Residential to Planned Area Development 17, - r i 4 la rw Town of Fountain Hills March 6, 2017 Owner: Palisades Resorts, LLC 13225 North Eagle Ridge Drive Fountain Hills, Arizona 85268 Applicant: Jordan Rose Rose Law Group pc 7144 East Stetson Drive, Suite 300 Scottsdale, Arizona 85251 Table of Contents 1. Introduction la. Project Introduction lb. Description of CopperWynd 2. General Location, Property Boundaries, and Surrounding Properties 3. Existing Land Use 3a. Open space 3b. Location, design and type of dwelling units 3c. Physical characteristics of the site 4. Application Purpose 4a. Rezoning of CopperWynd from "R-5 Multi-Family Residential" with a Resort Conditional Use Permit to "PAD (Planned Area Development)" 5. Uses and Development Standards 5a. Zoning District 40 5b. Permitted Uses 5c. Development Standards 5d. General Provisions 5e. Signage 5f. Parking and Traffic 6. CopperWynd and Fountain Hills 6a. Fountain Hills Zoning Ordinance and PAD Rezoning 6b. Fountain Hills General Plan 2010 and CopperWynd PAD Goals 7. Public Art 8. Conclusion List of Exhibits Exhibit A Overall Site Plan Phases 1, 2 & 3 Exhibit B Existing Conditions Exhibit C Parking Study Exhibit D Traffic Impact Study Exhibit E Phasing Plan Exhibit F Phase One Site Plan Exhibit G Phase Two Site Plan Exhibit H Phase Three Detail Exhibit I Elevations 1. Introduction la. Project Introduction The time is now to transform an intimate boutique hotel into a magnificent resort that will undoubtedly become the most iconic resort in Arizona. Demand for resorts and luxury lodging in Arizona has increased greatly in recent years. According to STR Global, a hotel market data and benchmarking firm, the Valley's hotels and resorts posted year-over-year gains in every key lodging measure in 2016.1 Furthermore, the STR Global study found that demand for rooms in metropolitan Phoenix was up 3.2%, nearly double the national gain. This resort will attract visitors from not just Arizona, but from across the United States and around the world. Palisades Resorts, LLC ("Owner") of the highly- regarded CopperWynd Resort and Club ("CopperWynd") proposes a rezoning of CopperWynd from the current R-5 Multi-Family Residential with a resort conditional use permit to Planned Area Development ("PAD") in order to expand, and modernize CopperWynd and to establish a world-class resort destination in Fountain Hills ("Town"). Fountain Hills is a beloved destination because of many reasons, including its world-famous fountain that attracts thousands of visitors annually. The time is now to ensure that all of these visitors will have a place to stay in the Town itself and spend their money in the Town, instead of going to resorts in Scottsdale, Paradise Valley and Phoenix. An R-5 zoning classification is not suitable for Owner's plans of expanding and modernizing CopperWynd. That classification is geared towards providing and maintaining residential land uses and is too rigid in application. By rezoning to a PAD district, Owner will be accommodating development outside of the conventional zoning requirements in order to transform, beautify, and revamp CopperWynd. Owner seeks to add ten feet to the height of the resort, raising it from 40 feet to 50 feet. The request for the additional ten feet is to create a buffer from the natural unevenness of the site and to allow for building volume without interruption for the natural deviations of the site. Owner will also increase the 1 Dawn Gilbertson,Andaz:Scottsdale's First New Resort in 6 Years,ARIZ.REPUBLIC,Feb.3,2017 at A5. Awl L. number of guest rooms to an ultimate total of 300 from the current 32 guest rooms. Once the expansion is complete, CopperWynd will provide more luxurious amenities, ample lodging, and more opportunities for visitors and Town residents to take advantage of one of the most beautiful resorts in the state, see Overall Site Plan Phases 1, 2 & 3, attached as Exhibit A. This will be one of the largest and most impressive projects the Owner has ever undertaken in order to grow both CopperWynd and the Town's popularity among visitors. The revitalization will turn CopperWynd into a Fountain Hills icon, and a world- class destination resort sure to attract thousands more visitors who seek to escape winter and embrace the Town's beautiful temperate climate and close proximity to ample outdoors activities. More visitors to the Town means that nearby golf courses, restaurants, and retail stores will see an increased number of consumers as resort guests explore everything the Town has to offer. The projected revenue and tax impact for the Town was studied by the Owner with input from a world renowned hotelier, and it is expected that the annual tax revenues generated by CopperWynd will increase by an almost unheard of tenfold from the $160,000 in total sales tax receipts that were generated in 2016 to an estimated $1,650,000 by 2020. This increased sales tax revenue does not take into account the Town's overall increased tax revenues from CopperWynd's expansion and renovation as well as the increased tax revenue from all of the surrounding businesses. Most important, however, is that Fountain Hills will join the exclusive list of towns with superb resort offerings in Arizona, such as Phoenix, Paradise Valley, Scottsdale, and Tucson. The magnitude and potential of building"the next great Arizona resort" has drawn the interest of important corporate entities. One internationally renowned hotelier has expressed great interest in partnering with Owner to market the new CopperWynd all across the world. The incredible architectural design of the resort and its one of a kind setting in Fountain Hills will make it eligible for future national and international design and travel industry awards. Another benefit of the new CopperWynd would be increased property values for homes and condominiums located near the resort as indicated by the history of similar properties in the Arizona market such as The Sanctuary, The Boulders, and Canyon Ranch. Property owners who reside in the vicinity of these resorts have reaped a great deal of value and benefited immensely from the prestige of living next to world-class resort destinations. The project is a unique opportunity to create a Fountain Hills landmark which will allow the Town to better compete with its neighbors for resort revenue, bed taxes, and visitors from across the world. For example,the newly redeveloped Mountain Shadows in Paradise Valley, a boutique resort, will open later this year and will offer 183 guest rooms.2 A Scottsdale resort, the Andaz Scottsdale Resort & Spa, recently completed a $75 million renovation and reopened last November with 201 guest rooms.3 Finally, the Fairmont Scottsdale Princess also completed a $60 million renovation and added 102 guest rooms, bringing the resort's number of rooms to 750.4 These surrounding communities are aggressively adding and expanding their resort offerings and Fountain Hills has an opportunity to better compete with them by supporting CopperWynd in its mission to become a world- class resort destination. lb. Description of CopperWynd One of Arizona's most luxurious boutique resorts, CopperWynd has received numerous awards, such as the Conde Nast Traveler's Readers' Choice Award, AAA Four Diamond Award, and the TripAdvisor Certificate of Excellence. Located in the McDowell Mountains in Fountain Hills, CopperWynd offers unforgettable views of the Sonoran Desert and Four Peaks mountain range. Currently, there are 32 guest rooms with views from private balconies, see Existing Conditions, attached as Exhibit B. Each room has its own fireplace and enjoys access to two large swimming pools, a mountainside lap pool, tennis court, and well-maintained, resort-quality grounds adjacent to beautiful natural open space. 2 Mark Nothaft, What Happened to Mountain Shadows Resort?, ARIZ. REPUBLIC,Nov. 29,2016. 3 Steven Totten, Get a sneak peek of the$75M Andaz Scottsdale Resort &Spa, Phoenix Business Journal, http://www.bizj ournals.com/phoenix/news/2016/09/26/get-a-sneak-peek-of-the-75m-andaz-scottsdale.html (last visited Feb. 7,2017). 4 Steven Totten, Scottsdale hotel continues $60M expansion, adding more than 100 new guest rooms, Phoenix Business Journal, http://www.bizjournals.com/phoenix/blog/business/2016/01/scottsdale-hotel- continues-60m-expansion-adding.html(last visited Feb. 7,2017). 11, CopperWynd is located in the Town of Fountain Hills, and is known for its incredible topography and natural environment in the greater metropolitan Phoenix area. Around 1.3 miles from the resort is access to the Connecting Trails project in the McDowell Mountains Preserve. Here, a new trailhead is planned that will allow visitors to more easily access over 55,000 acres of hiking, mountain biking, and other outdoor recreational activities. The access to the beauty and bounty of the McDowell Mountain Preserve is unprecedented and further builds upon the image of a world-class town, highly regarded for its iconic festivals, great restaurants, beautiful golf courses, and its namesake fountain. CopperWynd is also strategically located within a 20-minute drive of Scottsdale's downtown and that city's numerous restaurants, art galleries, museums,shopping destinations such as Scottsdale Quarter, Scottsdale Fashion Square, and golf courses such as TPC Scottsdale and Troon North Golf Club. CopperWynd is also located a mere 25-minutes from Phoenix Sky Harbor International Airport, making it one of the most convenient destination resorts in Arizona. The Owner purchased the property and immediately started a massive renovation of the entire resort building and the grounds. Owner spent upwards of$6 million during this renovation. Despite this renovation, however, demand for a more expansive CopperWynd has been overwhelming. Due to its location, CopperWynd is a popular option for those seeking to stay within a reasonable vicinity of these amenities. As a result of its popularity, 32 guest rooms are simply not enough to meet the current demand of travelers and visitors seeking to stay at CopperWynd and take advantage of both nearby destinations and Fountain Hills. Additionally, 32 guest rooms do not allow Owner to continue to provide an award-winning level of quality service, while allowing CopperWynd to remain a financially feasible operation. CopperWynd must be modernized and expanded in order to meet the surging consumer demand for a high-quality and luxurious destination resorts. For 17 years, CopperWynd has developed a reputation as one of the most luxurious places to stay in Arizona and the expansion, as well as the addition of the number of guest rooms, will undoubtedly solidify this reputation. In this economy, the scale of 32 guest rooms cannot generate the revenue to support the national and international marketing effort required to allow the resort to compete effectively with those in neighboring communities. 2. General Location, Property Boundaries, and Surrounding Properties CopperWynd sits on three parcels of land in the McDowell Mountains, measuring 16.51 acres in total. CopperWynd is located at 13225 North Eagle Ridge Drive in Fountain Hills, about a mile north and west of East Palisades Boulevard along Eagle Ridge Drive in the western portion of Fountain Hills. It is zoned R-5 Multi-Family Residential and is bounded on the west by the City of Scottsdale. Surrounding CopperWynd are the Condominium Villas at CopperWynd, an R-5 Planned Unit Development and a mixed-use residential development under construction to the northwest known as Adero Canyon. The closest single family residential district is to the west within the City of Scottsdale. 3. Existing Land Use CopperWynd opened in 2000 and the current Owner purchased the property in February 2015. Since that time, Owner has operated a boutique 32 guest room resort and Club, including a full service restaurant, pools, tennis courts, café, and Spa. CopperWynd consists of three principal buildings totaling around 42,500 square feet, as well as two parking areas, and resort amenities such as two large outdoor swimming pools, and well-maintained, resort-quality grounds adjacent to natural open space in Fountain Hills. Additionally, CopperWynd is home to Flourish, a stunning restaurant and lounge which provides an unbelievable vista of the scenic mountains with a great dining experience. The resort is also home of The Club at CopperWynd and The Spa at CopperWynd. The Club at CopperWynd has an active membership of over 300 individuals who enjoy access to the resort facilities and a world-class 5,000 square foot fitness center. The Club offers classes in yoga, Pilates, spin, and other group exercise classes. As a member to the private Club, local residents can enjoy the facilities; usually reserved for the resort's guests. CopperWynd's current event venue space is one of the most attractive and romantic in all of Arizona. Ceremony spaces include the Event Lawn, which provides a backdrop of the McDowell Mountains for weddings, and the Sonoran View Room, which offers tall windows overlooking the mountain vistas. Owner has hired one of the United States' most respected hotel and resort architecture firms to ensure that CopperWynd perfectly balances architectural innovation with one of the most beautiful view site locations in Arizona, if not the entire world. Owner has retained the services of Allen + Philp Partners Architecture & Interior Design, a highly sought after architectural firm that has designed and enhanced numerous resorts and hotels all over North America. Some of the Allen + Philp's most notable projects have been here in Arizona and include Scottsdale's Boulders Resort, Paradise Valley's Montelucia and Joya Spa, Sanctuary Resort & Spa, and Mountain Shadows Resort & Golf Club. This firm understands the needs of the Town and is enthusiastic to design a project that blends with and enhances the area's beauty. 3a. Open space There are vast amounts of open space throughout CopperWynd's property and these open spaces will be preserved and even further positioned to be enjoyed after CopperWynd's renovation. These open spaces allow for extraordinary views of the McDowell Mountains and the Sonoran Desert. Of the 16.51 acres, Owner plans to maintain over 15% of it as open space. Large open spaces have been centrally located within each of the three parcels that comprise CopperWynd in order to provide easily accessible recreation and gathering opportunities for the resort's visitors and guests. 3b. Location, design and type of dwelling units CopperWynd Resort is located off of North Eagle Ridge Drive. The expanded resort buildings shall allow for up to 300 guest rooms. A ten-foot increase in height will allow Owner to consolidate these resort buildings so as to not harm the ample open space on the site. The overall design of the site takes into account many factors to draw inspiration from the natural environment and character of Fountain Hills. These factors inform the final design which places the various uses on the site in the best way. This results in the structures being arranged so as to not interfere with existing site lines, views and adjacent uses. In fact, great thought was given to moving the additional guest rooms to the north end of the site as much as possible and orient the phase 2 guest rooms such that they do not impact the existing villas to the south at all. The remaining structures are held as close to Eagle Ridge Drive as possible, further eliminating potential impact on surrounding uses. The topography of the area buffers the distant residential uses to the west in Scottsdale naturally. This site configuration is a direct response to the goal of Owner and the development team to integrate this significant improvement seamlessly into the existing site. 3c. Physical characteristics of the site As mentioned, CopperWynd is located at the base of the McDowell Mountains and overlooks the Sonoran Desert. Many of the physical characteristics of the property are desert-based in nature and incorporate the surrounding environment. 4. Application Purpose The purpose of this application, submitted on behalf of Palisades Resorts, LLC, is to request approval from the Town for: 4a. Rezoning of CopperWynd from "R-5 Multi-Family Residential" with a Resort Conditional Use Permit to "PAD (Planned Area Development)" The purpose of this application's narrative is to discuss in detail what Owner proposes and how this proposed PAD will achieve each of the four goals for PAD districts in Fountain Hills as provided in Section 23.02, "PAD District Intent", of the Fountain Hills Zoning Ordinance. This narrative will also discuss how the PAD satisfies Fountain Hills' General Plan 2010's Vision and Goals, all while revamping a small-scaled boutique resort that only caters to a fraction of visitors into one of the state's most popular resort destinations. 5. Uses and Development Standards If a PAD is approved, Owner hopes to expand upon CopperWynd's existing sterling reputation and to expand CopperWynd into an even more impressive resort. Once rezoned to a PAD, Owner will expand the number of guest rooms at CopperWynd from 32 to 300 luxurious guest rooms in a Phasing Plan, which is attached as Exhibit E. The plans for the additional guest rooms are to include most of the same amenities that are currently offered in CopperWynd's guest rooms, such as a gas fireplace, oversize deep soaking bathtub and separate shower, in a setting that embraces a contemporary color palette and design. In order to maximize open space and views, Owner intends to increase the height of CopperWynd's guest house lodging from 40 feet to 50 feet, which is detailed i and attached as Exhibit G. This height increase will allow a more efficient use of this very topographically varied site. The current 40' height restriction is based on 4 "adjacent natural grade." This jurisdictional ceiling becomes a reflection of the dips and jogs of the site's natural topography, creating situations where a natural cleft in the landform reflected in this ceiling could cause the removal of a hotel room. The request for the additional 10' creates a buffer from this natural unevenness of the site to allow for the required building volume, necessary mechanical screening and the dramatic overhangs that the design aims for without interruption from the natural deviations of the site. While renovating the resort amenities_and expanding the number of guest rooms in Phase Two and Phase Three of the expansion,which is detailed and attached as Exhibit G and Exhibit H respectively, Owner will maintain the architectural and site design concepts started in Phase One. The new portions of the resort will reflect the direction started with the most recent upgrade to the resort. The renovated buildings will be designed to provide a more contemporary response to the Sonoran Desert climate through traditional architectural strategies such as deep overhangs, recessed windows, heavy battered walls, articulation, material selection,scale and massing, and textures that are in balance with the surrounding community. The new hotel wings will take cues from the deep massing of the existing clubhouse's pueblo style through the use of heavy battered walls that introduce a rhythm separating the resort rooms from each other in a way that is very reminiscent of the existing hotel wings. These deep overhangs create a passive response to sun exposure resulting from the building's natural east/west orientation. The building's form is also a reflection of the site's Iandforms creating courtyards and exterior spaces emotionally recreating the valleys and canyons found in the region. The resort's exterior material will also reflect this contemporized Sonoran narrative. The structures lightly colored stucco will act as a contrast to strategically place accent materials such as Copper cladding, dark natural tiles and flat work, dry stacked accent stone at key landscape features and a charred shou sugi ban wood finish at the guest corridors. 5a. Zoning District While the PAD zoning district is a standalone zoning district in the Town of Fountain Hills, it is necessary to establish a base zoning district from which the uses, development standards and guidelines are created. For the CopperWynd PAD, that base district is the L-3 Lodging District. Except where stated otherwise in this document, CopperWynd shall conform to the Town's L-3 zoning district. 5b. Permitted Uses The uses below shall be permitted in the CopperWynd PAD. • Hotels and Resorts. • Restaurants and Cafes, including the utilization of an outdoor patio with or without alcoholic beverage sales. Notwithstanding the provisions of Section 16.03 of the Town Zoning Ordinance, restaurants and cafes shall not be required to obtain a special use permit. • Conference Center and Event Center. • Athletic Club. • Gift Shop. 5c. Development Standards The Development standards for the CopperWynd PAD are designed to facilitate the development of a world class hotel and resort while respecting the surrounding area, natural environment and character of Fountain Hills. Minimum Lot Area: 43,560 SF Lot Area/Room: 2,000 SF/Room Minimum Lot Width: 145 Feet Maximum Building Height: 50 Feet 9 Maximum Lot Coverage: 60% Maximum Density: 19 Units/Acre Minimum Building Separation: 7 Feet I Front Setback: 20 Feet Side Setback: 20 Feet Street Side Setback: 20 Feet Rear Setback: 20 Feet 5d. General Provisions Screening. All roof-mounted mechanical equipment shall be screened from view from a point at or lower than the top of the mechanical equipment with architecturally integrated materials and design. All ground-mounted mechanical equipment shall be screened to a minimum of six feet in height via similarly architecturally integrated materials and design. Outdoor Entertainment. As a part of the normal business operations of any high caliber resort, outdoor entertainment shall be conducted from time to time. Accordingly, Subsection 16.04(B)(4), relating to outdoor music or speakers, shall not apply to the CopperWynd PAD. This shall include but not be limited to live music, amplified music, and the use of a public address system. CopperWynd has been designed to locate these uses where they have traditionally been and where they are buffered from surrounding uses by buildings and natural topographic features that will prevent any disturbance off-site. Nothwithstanding the provisions of this paragraph, the Town's noise regulations, as set forth in Subsection 5.19(A)of the Town Zoning Ordinance and Section 11-1-7 of the Town Code, each as amended, shall apply to the CopperWynd PAD. 5e. Signage Owner plans to utilize existing monument signage at CopperWynd's main entry points and will erect signs where deemed necessary to clarify the wayfinding for CopperWynd's visitors. The entry monument signage locations, quantity, and design will meet Fountain Hills' requirements for height and width and will also adhere to the designs themes carried throughout CopperWynd. Monument signs will not be located in places that could impair views of the Sonoran Desert or the McDowell Mountains. A monument sign located at the intersection of North Palisades Boulevard and North Eagle Ridge Drive is located in Scottsdale and is granted to Owner through rrr,,, an easement. This monument sign will not be impacted by CopperWynd's expansion and renovation. 5f. Parking and Traffic CopperWynd currently offers 186 parking spaces in three lots adjacent to Eagle Ridge Drive and a broad, centrally-located, circular entry and drop-off point adjacent to the primary building entrance to facilitate vehicular traffic. If the PAD is approved, the number of parking spaces will be increased to accommodate more visitors and guests who seek to enjoy CopperWynd's expanded resort as indicated in the Parking Study, attached as Exhibit B. In addition, Owner has commissioned a Traffic Impact Study and will comply with any improvements indicated as necessary, in attached Exhibit C. Additional parking will be constructed in coordination with the phasing schedule to ensure more than adequate parking is provided as the project moves forward to full buildout. As trends in vehicle trips are changing rapidly and will likely continue to 1 46. do so, Owner may choose to submit, for approval of the Town, or authorized designee revised parking or traffic studies as each phase of CopperWynd develops. In an effort to provide ample parking for all intended uses and events at CopperWynd, a shared parking model may be used to secure off-site parking. To allow for this additional and overflow parking,the location of off-site parking shall be no more than 1,500 feet from CopperWynd. For safe and efficient travel between off-site parking, a shuttle system must be employed between off-site parking and CopperWynd. To reduce the vehicular trips to and from CopperWynd, shuttles to and from popular locations such as airports, area attractions and elsewhere within Fountain Hills will be made available to guests and visitors. Further reducing vehicle trips is a national trend of increased usage of ride-sharing services such as Uber and Lyft, which are becoming increasingly popular alternatives to rental cars, taxis and driving one's self. Circulation on-site will be managed through thoughtful design as well as valet service that will allow for fewer cars being operated by guests and visitors on-site, which is safer and more efficient. The attached parking and traffic studies address the use of valet service further. 4 Member and Employee parking will be designated to ensure easy access and reserved spaces for both of those groups. This is another way that CopperWynd PAD makes use of intelligent design to increase the smooth functioning and 4 aesthetically pleasing nature of the site. 6. CopperWynd and Fountain Hills Zoning Ordinance PAD Goals and Standards The proposed improvements to CopperWynd will result in an iconic addition to the Town of Fountain Hills that is not only in keeping with the character of the Town but also beautifully designed architectural accomplishment that will be a point of pride and national destination, see Elevations, attached as Exhibit I. 6a. Fountain Hills Zoning Ordinance and PAD Rezoning Chapter 23 of the Fountain Hills Zoning Ordinance, "Planned Area Development (PAD District)" identifies the following goals and standards for a PAD district: • Encourage the planned development of large and small parcels or lots that are under unified ownership or control • Encourage and promote innovatively designed residential and commercial developments to provide greater opportunities for housing, recreation, open space, shopping and employment • Encourage a more creative approach in the utilization of land in order to accomplish a more efficient, aesthetic and desirable development that may be characterized by special features of this geography, topography, size, or shape of a particular property • Provide a compatible and stable developed environment that is in harmony with the surrounding area The purpose of a CopperWynd PAD is to provide a necessary and modern alternative and a clean-up of the conventional, yet outdated and inapplicable, R- 5 zoning to allow a resort use to exist within a zoning classification that makes more sense from a planning standpoint. 4 The existing CopperWynd is an important part of Fountain Hills and is an application of these goals. The proposed PAD will continue CopperWynd's adherence to these goals and standards. The application of these standards to the proposed CopperWynd PAD is provided below. Encourage the planned development of large and small parcels or lots that are under unified ownership or control RESPONSE: Each of the three parcels that make up CopperWynd will remain under the unified control and ownership of Palisades Resorts, LLC. Under the direction of Palisades, the redevelopment of CopperWynd can follow a unified and clear path to create a resort that will better serve the Fountain Hills community. Encourage and promote innovatively designed residential and commercial developments to provide greater opportunities for housing, recreation, open space, shopping and employment RESPONSE: CopperWynd's existing 32 guest rooms and resort facilities already include some of the most innovative designs as a boutique, luxury resort in Fountain Hills. Owner intends to continue to develop CopperWynd in this manner once the property is rezoned to PAD. Second, an expanded and innovatively designed CopperWynd will provide greater opportunities for employment of Fountain Hills residents. Once expanded, CopperWynd can accommodate more visitors and guests. To meet the demands of an increased number of visitors and guests, Owner will hire more employees to work in a variety of capacities at the resort, restaurant, and club. Additionally, as more of CopperWynd's visitors go into Fountain Hills, we expect to see increased hiring by the Town's business owners to meet this surge of customers. Third, CopperWynd's expanded recreational facilities under the PAD will provide greater recreational opportunities for not only the Town's visitors, but also for the Town's residents who live in nearby communities. Town residents are currently able to take advantage of CopperWynd's recreational amenities as members of The Club and as customers who utilize The Spa and Flourish Restaurant. These amenities are intended to remain accessible for residents, even after renovation. Fourth, Owner commissioned an economic study to examine the effect that increasing the number of rooms at CopperWynd would have on Fountain Hills Sales Tax Receipt revenue. Currently, CopperWynd generates $160,000 in annual sales tax receipt revenue from operations with 32 guest rooms. Owner anticipates that a 300-room expansion will generate $1,650,000 in annual sales tax receipt revenue for Fountain Hills, providing direct financial benefits to the Fountain Hills community. Encourage a more creative approach in the utilization of land in order to accomplish a more efficient, aesthetic and desirable development that may be characterized by special features of this geography, topography, size, or shape of a particular property RESPONSE: Tourists and Fountain Hills residents appreciate and respect how CopperWynd's architectural design embraces high-end architectural and design concepts. Additionally, those who have stayed at CopperWynd never forget the experience of waking up and enjoying views of the nearby McDowell Mountains and other aspects of Fountain Hills' topography. Every guest room offers unmatched views of the mountain range and Sonoran Desert. All additional guest rooms that will be built under the PAD will continue to offer and accentuate this experience by through an upgraded approach to this architectural style and aesthetic design, with rooms that offer magnificent views of the nearby mountains. By referencing the nearby desert aesthetic, CopperWynd will continue to utilize the land in a manner that embraces the Town's special features. The Hotel's new wings will highlight the unique views and natural qualities that make both the site and the Town special while providing a forward vision of the potential that Fountain Hills has to offer. 46. Provide a compatible and stable developed environment that is in harmony with the surrounding area RESPONSE: Since opening in 2000, CopperWynd has operated as one of the most popular resort destinations in Fountain Hills. CopperWynd embraces the mantra, "Nature created the views, while CopperWynd creates the experience." As such, its design has been compatible and in harmony with the surrounding Sonoran Desert landscape and will continue to be, even after the renovation and expansion. While expanding the buildings, Owner will utilize building materials and construction designs that already make CopperWynd an architectural jewel. 6b. Fountain Hills General Plan 2010 and CopperWynd PAD Goals In January 2010, the Town revised the Fountain Hills General Plan ("General Plan"), to guide growth. Chapter 3 of the General Plan, "Land Use Element", provides the framework for the Town's future land use development and expresses "the community vision and is a development guideline for future growth." The following section will discuss how an expanded CopperWynd can meet and exceed the guidelines provided by the General Plan. Goal One: Correct the imbalance of acreage in zoning districts to more closely reflect the Town's desired need/demand. Over the last several years, the Town's popularity as a winter destination for hiking, outdoor activities, and other recreational pursuits has skyrocketed. Additionally, the Town's proximity and accessibility to numerous Cactus League Spring Training venues makes it an ideal location for baseball fans to who are visiting the Valley during the late winter and early spring. As a result, the need and demand for suitable resort venues has increased. An expanded and renovated CopperWynd can satisfy this demand, all while retaining the charm and unique design offered by the resort as it currently exists. By rezoning this area of the Town from the impractical R-5 zoning district to a more suitable PAD, the Town can balance the needs of residential and commercial interests. Goal Two: Investigate the application of special planning area solutions. The PAD is a special planning area solution to meet the rising demand for luxurious resort amenities in Fountain Hills. After discussions with Town staff, Owner became aware that the current R-5 zoning designation is no longer suitable for resort enhancement and renovation. As such, a PAD is a special planning area solution that is mutually beneficial for both the Town and Owner. Once a PAD is approved and these three parcels of land are rezoned, CopperWynd can be renovated and expanded. The new CopperWynd Resort will become even more of an attraction for visitors from all across the world who want to enjoy, relax, and take advantage of CopperWynd's luxurious amenities. Owner anticipates adding to its on-site event venues in order to host small and medium-sized events such as corporate meetings, weddings, and family gatherings. In turn, more venue space will promote more day and evening activities for those seeking to host events in the Town, while also providing more recreational space for nearby Town residents. Goal Three: Expand the Town image beyond that of a suburb to incorporate a unique pro- business community identity. As discussed before, Fountain Hills is growing annually in size and popularity. More visitors seek to take advantage of both activities within the Town and those of nearby cities in the Valley. As the Town's identity is evolving, a pro-business community identity will allow it to attract even more visitors from across the world who seek to take advantage of Arizona's offerings, such as world-class restaurants, shopping, and golf courses. As discussed before, there are numerous examples of all three within a 20-minute drive of CopperWynd. A renovated CopperWynd can also accommodate smaller events such as weddings and celebratory gatherings, and can host guests and ® visitors taking part in these events. With more visitors staying in Fountains Hills at CopperWynd, more will shop at and dine at the Town's shops and restaurants and will spend more money on both amenities in the Town and in the Town's vicinity. As more individuals and groups spend money in Fountain Hills, the Town's pro-business community identity will continue to develop and the Town's sales tax revenues will also increase. Goal Four: Protect and preserve existing neighborhoods from incompatible adjacent land uses. CopperWynd's renovation and expansion will maintain the expansive open space buffers in order to preserve and protect existing residential neighborhoods adjacent to the resort. Instead of expanding the resort by "building out," which will remove the existing open space buffers, Owner is proposing not to increase the amount of previously disturbed land, and ensure compatibility with the adjacent residential uses. C �rr• Historically, values for properties located next to, or contiguous to, a resort hotel increase as the resort is made more luxurious. A prominent local example of this increase was seen for homes in the Mountain Shadows Estates East and West, where there was an increase in the price per square foot for these homes when a renovation and expansion plan was announced for a redevelopment of the Mountain Shadows resort.' The existing flora, fauna, and other wildlife that make CopperWynd highly regarded by Town residents and visitors will be protected during the resort renovation. As discussed before, CopperWynd has expansive views of the Sonoran Desert landscape, McDowell Mountains, and incorporates the desert wildlife that make Fountain Hills one of the state's most beautiful places to live and visit. Special attention has been given to the site planning and building aesthetic for this PAD proposal to uphold the distinctive character of Fountain Hills and the nearby area. The design envisioned for the renovated CopperWynd will not only respect, but will also enhance the unique vegetation and wildlife that help sustain the Town's quality of life. Owner's intent in expanding CopperWynd is to provide harmony and congruence with the visions and framework of Fountains Hills, as defined in the General Plan. 7. Public Art Section 19.05(1), "Public Art Requirement-Landscaping & Signage," provides the following: "All development proposals subject to Design Review under this Chapter shall be required to provide one of the following prior to the issuance of a Certificate of Occupancy: 7a. Exterior public art of an appraised or invoiced value equal or greater than 1% of the cost of building construction and associated site work and signage; Water features using recycled water are preferred; or 5 Peter Corbett,Mountain Shadows redevelopment plan might boost home values,ARIZ.REPUBLIC,Jun. 1,2012. Low 7b. A donation to the Fountain Hills Public Art Fund in an amount equal to or greater than 1% of the cost of building construction and associated site work and signage. Owner intends to satisfy this requirement in two locations. The first is in a landscape feature just north of the arrival court, adjacent to a biking/hiking outfitter kiosk that is currently planned. This landscape element will take the form of a water feature that depicts water as it naturally flows through the Sonoran Desert arroyos. The second will be through an architecturally significant on-site chapel designed to frame the spectacular views and through the expansion of the outdoor patio area. Both are easily accessible to not only CopperWynd's visitors, but to members of the general public as well. If the proposed public art is either insufficient in value or not approved by the Public Art Committee, the balance of the 1%value shall be deposited in the Town's Public Art Fund prior to issuance of a certificate of occupancy for Phase 1. 8. Conclusion CopperWynd Resort and Club's proposed rezoning to PAD is in conformance with, and in furtherance of,the Town's zoning ordinance requirements for PAD's as well as the Town's General Plan. The current R-5 zoning is outdated and is no longer applicable to the needs of Owner, who is seeking to build CopperWynd into a resort with no rivals. CopperWynd's proposed zoning and overall density are fully compatible with the existing residential development in the surrounding area. The ample space, pedestrian-friendly design, and other amenities included in the expansion and renovation will ensure that CopperWynd remains one of the western United States' most popular and luxurious boutique resorts. We respectfully ask for approval of this request to rezone the property to a PAD. L 0 EXHIBIT A-Overall Site Plan Phases 1, 2, & 3 0 T b EA, P!L)C9 f WA ii�:. 6 i9 o \ f Kw' Nb b11396a NGR • t. . ,.� x ,x i " .. a+ Illir s /Il4 7 kJ\ \ I , Room Wing North •- 1 T. \ • \128 keys nes r.."c q 1� �i°."a90s,°u m\\ i > `f '` \ 'o ,r c3 �r ! k w D� \ _ Ou tte_r,/rTiit'',. ',::iii.,,-,-, iii, ,, ExisIn` � A Q n_� P a '4 t�1' '' .e ? 0\ \ alet \TOR lubhouse , r w � ., .' ,,. t ; P. rS„� - \ Arrival 55 .• // '"A-a * �`,4 10 . , :. v amp v :�J!& \ r Amenities r . 1 it,7' {22 Tim b , i - Member ♦ - o t E IS .,-''',-:,.:.''t-, a ,.--:"P" 4 V- Entry 4.. ii. t I {, �•x P i l i -t / +/-66O keys ' ' y'.. �„�' membership Expansion t " I 1 , i Facilities-- . ,, w�V Gl � i �t1 � - 4 1 ill " -,' m, \c y ` , + "Nix •Cd New Pool 44A, // .,�/ t, Area ��! ti< \ .`e: 7� \\ Dive % T- �I • 3j Ra I1• \ \ l v. nu +� °. `,',�+ ' 7 \ , '.' 3,: F,\\ -. . /.1.•,j, a)r ) _„..,.„,, , \ Room Wing 1V A�, +�/-100�k y„, . .i., s, j y� � .. , , i 1 d••� b9t'� 22 1** \\ • � . � .}\ , _,*(0‘''..-, .,, .' .,,,\v.1`,,..N.\ . , I, ..., ,\ 'll'l'-' ‘,..* ; il,7:::1,, V ,�-: V , �,y., . • `i\ \• Meeting,/ Banquet Space I . / Vv, �,Oo000 V+/.‘of behind door•I� r �( \t. '';, me tlmg space P rking VaA t` r. -, Structure t ;_ .\ ! '`. ..illii..Vtis,V Nu om dro(i....cirii tom-+ A riii v t l Parking Data \ VV it'et: Arrival E t d ce -n.1nrsr On Site Parking: 26 spaces `\\ \� � �", ) v i �_il5s°'si' Located throughout the site Garage: 321 spaces ` , 9 P \ +.r,r- f Level Bl 104spaces �1 \\ -"�x""WV- Leven Bs s+Bvalat \ - r`R , `A M „„•15 /. Level2 104 spaces+6valet + m \ CO PIaY :Rp.b ',ram lY Top(Plaza Deck): 16 spaCeS �, ,�.� _. _pK,Tp (+urge a et tennis parkeg=40 additenel spaces) h• scbrTss,ur•�J `1 l�T �_ (! '" ace n 5 ar - ay fi- d 12. Overall Site Total:347 spaces usv \ s, u g, Yw"O ...'•,_^N __ �-_ (+40 valet on tennis available) \ a, I4 rarro wuL/\VAVA�\ l� .. • Copperwynd Resort ME 11__ Overall Site Plan I Phases 1, 2 & 3 CO P P E R W Y N D Conceptual Planning Package Allen tsl� I lto RESORT er CLUB 0 So b BO EXHIBIT B-Existing Conditions C ‘ 10d-OERO011396B CARttn LCLL auR. M--\ i \ ite ‘ ci; , ;A , ‘ 11.: z..,,\-' , likv-Lj 41=4„. [rsfxR \ �IT3.11 tl0. ^~ I reinAa M' ma F.�Z70O5 A ` Mu. •,,I °"" ry a Ar=ru LN15452' .� p.1 Ili 1 %\ ...'-'.N. \ v'L` a \ / A. M-I5-T11 /. .i TNF A ttNo ALIAS AT COPPLRM MALT 0 4 I �x '• a RR.,ex PGSz cR*rn \, \ :s) 1\ • .._,,a, ., ,I,t,"i°.------/ „,.,; "'iv' .,r , ; \ i\ 11.: / ( .,,,,,,,,,,, . v.i;;6I 7J 73 k 0 i ` , /. \ \ \ 6,,,, .C!( ( ) 18 , , .: ' \ * It . ox ..\k/...rtyJ.•.. 0 .33 \ 0.1570.5Y ` y�.�a.a �'- ' .NL.A5 AT CJIWERWrNO 6�I5R008' .`, \,\ -�T� � ow.LAW mil OK.e65 PG.8]ML.R. L�TI4.11' . v rAu M tl tl 0 SO N FEU N \ ` •\'xc. s��\�� �r \ FASNER ON 13 - \ \\\ �, r �R'Rx \err � VAMPED 555 - \ ` \\ • au mRA / ro.. {.� % 6, Mmiwr / ��\. \ +� aAwf�� 'L APK`Ol6T 5-T11 � • f 4i'`Fr ///� \ milII ! au iX Irj 1 t,,,,,,,,.,r, , ii.,,, 20 B \ \ \ \ `...'"-- e -. tr. ,• ,1 /�`I \,AM I G ` 6.11Y1:1i \ iii, ~�`' i ' 7242'...., M a w 8/\ AMPED 586 `\ 7RACfK ��. N1�se't o.0 .r.,ra � '"' .AT 3- - \ 2 15'Rxic�r crl� 1 _-_ wu E ` O �, \\ CR,N D �!TRACT SI.IS �r"� \\ ff•• Jf%OE RC4O94C \ m \ C2 i *i -lam�T 7 1- = —_----TRACT°.1, ramp r+..:\� � � ill ��,.' Copperwynd Resort i ocet on•en ngAH4Ar �- -� Existing Conditions o�a1T 17 COPPERWYND Conceptual Planning Package Anen Partners 1---1-1 RESORT&CLJ6 0 160 EXHIBIT C-Parking Study C COPPERWYND RESORT EXPANSION PARKING STUDY 2nd Submittal 13225 N. Eagle Ridge Drive Fountain Hills, Arizona Prepared for: Palisades Resorts, LLC 13225 N. Eagle Ridge Dr Fountain Hills, AZ 85288 For Submittal to: Town of Fountain Hills I ' Prepared By: �� y. I ionoi ; CivTech■gy■ `�j ����F lcAle 4,04 .- 40213 KELLY S. CivTech, Inc. ,,FLETCHER 10605 North Hayden Road �ns9nca j;5. • Suite140 /kNA USP Scottsdale, Arizona 85260 (480) 659-4250 Expires 12-31-2018 March 2017 CivTech Project No. 17-0210 CopperWynd Resort—Fountain Hills, Arizona Parking Study TABLE OF CONTENTS EXECUTIVE SUMMARY 1 INTRODUCTION 3 EXISTING CONDITIONS 3 EXISTING LAND USE 3 EXISTING PARKING 3 PROPOSED HOTEL PROGRAMMING 7 PROPOSED SITE PLAN AND LAND USE 7 PROPOSED PARKING PROVIDED 7 PROPOSED PARKING MODEL 8 TOWN OF FOUNTAIN HILLS REQUIREMENTS PER ZONING ORDINANCE 8 PARKING REDUCTIONS 8 SHARED PARKING ANALYSIS 11 COMPARISON TO OTHER RESORTS 13 HOTEL PARKING PER ITE PARKING GENERATION 14 CONCLUSIONS AND RECOMMENDATIONS 15 LIST OF REFERENCES 17 TECHNICAL APPENDICES 18 I 41 (Of i March 2017 CivTech CopperWynd Resort— Fountain Hills, Arizona Parking Study LIST OF TABLES Table 1: Club Member Attendance 3 Table 2: Existing Parking Counts 5 Table 3: Existing Parking Counts 5 Table 4: Existing Hourly Parking Demand — Thursday February 2, 2017 6 Table 5: Existing Hourly Parking Demand — Saturday February 4, 2017 6 Table 6: Proposed Hotel Programming 7 Table 7: Proposed Parking Provided 7 Table 8: Town of Fountain Hills Base Requirements per Ordinance- Phase 3 8 Table 9: Reduction in Peak Parking Demand — Phase 1 (128 Rooms) 9 Table 10: Reduction in Peak Parking Demand — Phase 2 (188 Rooms) 10 Table 11: Reduction in Peak Parking Demand — Phase 3 (300 Rooms) 11 Table 12: Shared Parking Analysis Results 12 Table 13: ITE Weekday Peak Period Parking Generation-Hotel 14 LIST OF FIGURES Figure 1: Vicinity Map 4 I 9 I I CivTech March 2017 1 CopperWynd Resort— Fountain Hills, Arizona Parking Study EXECUTIVE SUMMARY CivTech has been retained to prepare a Parking Study for the CopperWynd Resort expansion in Fountain Hills, Arizona. A parking study has been prepared to analyze the needs of the CopperWynd Resort with the proposed redevelopment. Redevelopment is proposed in phases and will consist of a total of 300 rooms and 9,850 square feet of banquet/meeting space at full build-out (Phase 3). A restaurant and fitness/tennis club are currently on-site and will remain with the redevelopment. The following conclusions and recommendations have been documented in this study: Renovations to the CopperWynd Resort is planned in phases. Phase one will include adding resort rooms to the northern part of the property resulting in a total of 128 rooms. As part of Phase 1 , 9,850 square feet of ballroom and meeting space will be constructed. The restaurant space will remain the same at 2,563 square feet. Phase 2 will add 60 rooms for a total of 188 rooms. Full build- out/Phase 3 will result in a total of 300 resort rooms. The parking demand for the existing restaurant and fitness/tennis club is included in the existing parking counts, which are utilized in the shared parking model. Off-site patronage of the restaurant and club is not expected to increase with the hotel expansion. Per the existing parking counts that were collected, the existing ratio of spaces per room for hotel guest parking was 0.62 spaces per room (18 parking spaces/29 rooms=0.62). Therefore, the parking demand for the guest rooms can be estimated to be less than the Town of Fountain Hills requirement of 1 space per room when calculating parking spaces for guests only. The employee and banquet/meeting space is calculated separately in this analysis per the Town's ratios. Off-site patronage of the restaurant and club is not expected to increase with the hotel expansion. As a result, the existing hourly parking counts for the members/restaurant collected on a weekday and Saturday are utilized in the parking model. Phase 1 Per the shared parking analysis, the peak parking demand for Phase 1 is 200 spaces on a weekday and 228 spaces on a Saturday. This parking demand is based on 100% occupancy and a full event. 199 parking spaces are provided during Phase 1 (including 40 on the tennis courts). The provided parking spaces will be sufficient for typical hotel operations. Per an extensive study that CivTech completed for a valley resort, parking can be increased by 15% when providing full valet service. Therefore, when full occupancy and a large event occur, full valet service must be implemented 24-hours in advance to handle the extra parking. During full valet service, designated parking spaces for club members should be separated from the valet operations. CivTech 1 March 2017 CopperWynd Resort— Fountain Hills, Arizona Parking Study Phase 2 > Per the shared parking analysis, the peak parking demand for Phase 2 is 233 spaces on a weekday and 261 spaces on a Saturday. This parking demand is based on 100% occupancy and a full event. 251 parking spaces are provided during Phase 2 (including 40 on the tennis courts). The provided parking spaces will be sufficient for typical hotel operations and is only short 10 spaces on a weekend with full occupancy and a large event. When full occupancy and an event occur, partial valet service must be implemented 24-hours in advance to handle the extra parking. During valet service, designated parking spaces for club members should be separated from the valet operations. Phase 3 > Per the shared parking analysis, the peak parking demand for Phase 3 is 311 spaces on a weekday and 326 spaces on a Saturday. This parking demand is based on 100% occupancy and a full event. 347 parking spaces are provided for Phase 3 at full build-out. In addition, there is an option of 40 spaces on the tennis courts. The provided parking spaces at Phase 3 are sufficient to handle full operation of the resort. Comparison Table > A comparison table of parking provided at similar resorts is included in Appendix F. Per the table, of the eight comparison resorts in Arizona, the average parking supply ratio is 1 .30 parking spaces per key. The proposed CopperWynd Resort will have a parking supply ratio of 1.55 spaces per key in Phase 1, 1 .34 spaces per key in Phase 2, and 1.16 spaces per key (not including tennis courts) in Phase 3. > It is important to note that the average meeting/banquet space of the comparison resorts is 34,400 square feet, whereas the CopperWynd Resort is proposed with only 9,850 square feet of meeting/banquet space. It can be concluded that the lower meeting/banquet space would result in a lower parking demand per room count. The resorts with reported parking problems have significantly more meeting/banquet space and a low ratio of parking per KSF of meeting space (14.1 and 5.7). The CopperWynd Resort will consist of parking per KSF of meeting/banquet space ratios of 20.2, 25.5, 35.2 in Phase 1, Phase 2, and Phase 3 respectively. Per the Fountain Hills Conference Resort & Spa Parking Study, 25 parking spaces per KSF of meeting/banquet space is recommended. The CopperWynd Resort provides this ratio in Phase 2 and Phase 3. Full valet can be implemented if necessary during Phase 1 to accommodate large events. C 2 March 2017 a CivTech CopperWynd Resort— Fountain Hills, Arizona Parking Study INTRODUCTION CivTech has been retained to prepare a Parking Study for the CopperWynd Resort expansion in Fountain Hills, Arizona. A location map is provided in Figure 1. A parking study has been prepared to analyze the needs of the CopperWynd Resort with the proposed redevelopment. Redevelopment is proposed in phases and will consist of a total of 300 rooms and 9,850 square feet of banquet/meeting space at full build-out. A fitness and tennis club is currently on-site and will remain with the redevelopment. EXISTING CONDITIONS EXISTING LAND USE The CopperWynd Resort is located at 13225 N. Eagle Ridge Road situated in the McDowell Mountains in Fountain Hills, Arizona. The existing resort and club comprises 32 resort rooms, a restaurant and a spa/fitness/tennis club. The club currently has approximately 300 members. Some of the members walk from the surrounding neighborhood. A site plan of the existing resort is included in Appendix B. EXISTING PARKING The existing site provides 193 parking spaces. An existing parking count was 446, conducted by CivTech on Thursday February 2 and Saturday February 4. The parking count was separated into three areas (A, B & C). The upper lot, A, is mostly hotel parking. The middle lot, B, is where most of the club members and restaurant patrons park and the lower lot, C, is for employees. A member meeting was conducted at 9:00 0 AM on Thursday February 2, thus increasing the typical member parking demand during the morning. Member attendance on Thursday February 2 was provided by the resort and is summarized in Table 1. Table 1: Club Member Attendance Thursday 2/2/17 Drivers Walkers Total Morning (special members meeting) 33 11 44 Midday 11 6 17 Evening 6 0 6 L CivTech 3 March 2017 MARICOPA 60 0� SITE tts 85 Copperwynd Dr. NORTH l*ki) -b u dp1 ' z o V Qi' F c'F S 4 1 ft, Shea Blvd. Figure 1: Vicinity Map Source:CivTech 2017 COPPERWYND Resort and Club CivTech CopperWynd Resort— Fountain Hills, Arizona Parking Study Table 2 summarizes the occupancy rates that was obtained from the hotel on the day of the parking counts Table 2: Existing Parking Counts Date Rooms Guests Occupancy 2/1/17 29 51 83% 2/2/17 29 54 83% 2/3/17 20 38 57% 2/4/17 17 29 49% Per the data, the average room occupancy is 1.8 persons per room. The parking counts are included in Appendix C and summarized in Table 3. Table 3: Existing Parking Counts Thursday Saturday Scenario February 2, 2017 February 4, 2017 18 spaces 28 spaces Upper Parking Lot A (Mostly Hotel) at 2:00 PM at 7:00 PM 31 spaces 43 spaces Middle Parking Lot B (Club/Restaurant) at 2:00 PM at 7:00 PM 27 spaces 11 spaces {I` Lower Parking Lot C (Employee) at 2:00 PM at 7:00 PM Total Resort & Club 76 spaces 82 spaces Peak Parking Demand at 2:00 PM at 7:00 PM As indicated in Table 3, the maximum parking demand for the combination of resort, restaurant, and club on a weekday was 76 spaces at 2:00 PM. On Saturday, the maximum parking demand for the combination of resort, restaurant, and club was 82 spaces at 7:00 PM. Based on parking in the middle lot, B, the approximate peak parking demand for restaurant/club members on a weekday was 44 spaces and occurred at 9:00 AM during a member meeting. On Saturday, the approximate peak parking demand for restaurant/club members was 52 spaces at 10:00 AM per the count in the middle lot, B. Per the hotel, most members and restaurant patrons park in Lot B. Lot A had a larger parking demand on a Saturday evening most likely due to restaurant patrons. In order to account for this existing restaurant parking, the total of Lot A & Lot B was utilized minus the estimated hotel parking. The hotel parking on Saturday was estimated to be 14 parking spaces per the 6:00 AM count in Lot A. The resulting Club/Restaurant hourly parking demand utilized in the study are summarized in Table 4 for a weekday and in Table 5 on a Saturday. 5 March 2017 CivTech CopperWynd Resort— Fountain Hills, Arizona Parking Study Table 4: Existing Hourly Parking Demand — Thursday February 2, 2017 Beginning Hour Hotel Guest Member/Restaurant Employee Total 6:00 AM 18 8 1 27 7:00 AM 16 20 2 38 8:00 AM 15 33 10 58 9:00 AM 13 44 15 72 10:00 AM 9 36 23 68 11:00 AM 11 35 26 72 12:00 PM 11 35 26 72 1:00 PM 11 24 23 58 2:00 PM 18 31 27 76 3:00 PM 14 25 28 67 4:00 PM 10 27 24 61 5:00 PM 9 25 21 55 6:00 PM 10 34 16 60 7:00 PM 15 36 10 61 8:00 PM 18 17 8 43 9:00 PM 14 14 6 34 Table 5: Existing Hourly Parking Demand — Saturday February 4, 2017 Beginning Hour Hotel Guest Member/Restaurant Employee Total 6:00 AM 14 2 1 17 7:00 AM 14 8 4 26 8:00 AM 10 17 6 33 9:00 AM 8 49 11 68 10:00 AM 10 52 13 75 11:00 AM 8 40 18 66 12:00 PM 11 20 17 48 1:00 PM 9 25 18 52 2:00 PM 11 28 21 60 3:00 PM 6 28 23 57 4:00 PM 7 26 16 49 5:00 PM 10 19 18 47 6:00 PM 14 49 15 78 7:00 PM 14 57 11 82 8:00 PM 14 43 12 69 9:00 PM 14 41 6 61 CivTech 6 March 2017 CopperWynd Resort- Fountain Hills, Arizona Parking Study PROPOSED HOTEL PROGRAMMING PROPOSED SITE PLAN AND LAND USE Renovations to the CopperWynd Resort is planned in phases. Phase one will include adding resort rooms to the northern part of the property resulting in a total of 128 rooms. As part of Phase 1, 9,850 square feet of ballroom and meeting space will be constructed. The restaurant space will remain the same at 2,563 square feet. Phase 2 will add 60 rooms for a total of 188 rooms. Full build-out/Phase 3 will result in a total of 300 resort rooms. The parking demand for the existing restaurant and club is included in the existing parking counts, which will be utilized in the shared parking model. Off-site patronage of the restaurant and club is not expected to increase with the hotel expansion. Table 6 summarizes the proposed hotel programming. Table 6: Proposed Hotel Programming Scenario Phase 3 Land Use Phase 1 Phase 2 (Full Build-out) Total Resort Rooms 128 rooms 188 rooms 300 rooms Meeting/Banquet Space 9,850 SF 9,850 SF 9,850 SF Restaurant (accounted for in existing parking counts) 2,563 SF 2,563 SF 2,563 SF Remains as Remains as Remains as Spa, Fitness & Tennis Club existing with -300 existing with -300 existing with -300 (-300 members) members members members PROPOSED PARKING PROVIDED The current plan is to complete the expansion in three phases. A parking garage is proposed with Full Build-out. Table 7 summarizes the proposed parking per each phase. Table 7: Proposed Parking Provided Number of Provided Parkin Spaces Optional Valet on Scenario Surface Tennis Courts Garage Total 159 plus 40 on tennis Phase 1 159 40 0 courts for large event 211 plus 40 on tennis Phase 2 211 40 0 courts for large event 347 plus 40 on tennis Phase 3 26 40 321 courts for large event 7 March 2017 CivTech CopperWynd Resort- Fountain Hills, Arizona Parking Study PROPOSED PARKING MODEL TOWN OF FOUNTAIN HILLS REQUIREMENTS PER ZONING ORDINANCE Base parking requirements were calculated per the Town of Fountain Hill's Zoning Ordinance (Chapter 7) for the proposed hotel programming and is summarized in Table 5. Per the base requirements, the proposed expansion at full build-out requires 548 parking spaces. The requirements are included in Appendix D. Table 8: Town of Fountain Hills Base Requirements per Ordinance- Phase 3 Required Land Use Size Required Ratio Spaces Guest Rooms 300 rooms 1 space per 1 room 300.00 Employees 99 emp') 1 space per 2 emp 49.5 Private golf clubs, swimming, and tennis clubs 300 members 1 space per 5 members 60.00 Restaurant 2,653 SF 1 space per 50 SF 51.26 Conference/Meeting 9,850 SF 1 space per 4 persons 98.50 Total 560.00 1. 0.33 emp/room was assumed as recommended in ULI Shared Parking, 2nd Edition. 2. Per ULI Shared Parking, 2nd Edition, a 90th percentile event has a density of 40 persons per 1,000 SF. The 'Shared Parking' in Chapter 18 of the Town of Fountain Hills Zoning Ordinance is designed for the Town Center Commercial Zoning district, and not relevant for the different uses of a hotel/resort. For instance, percentages for member club & meeting rooms/ballrooms are not included in the Town's shared parking model. For this analysis, the ULI Shared Parking, 2nd Edition and ITE Parking Generation were utilized for hourly percentages in a Shared Parking Model for the resort, which is discussed in a later section. PARKING REDUCTIONS Per the existing parking counts that were collected, the existing ratio of spaces per room for hotel guest parking was 0.62 spaces per room (18 parking spaces/29 rooms=0.62). Therefore, the parking demand for the guest rooms can be estimated to be less than the Town of Fountain Hills requirement of 1 space per room when calculating parking spaces for guests only. The employee and banquet/meeting space is calculated separately in this analysis per the Town's ratios. As discussed earlier, off-site patronage of the restaurant and club is not expected to increase with the hotel expansion. As a result, the existing hourly parking counts for the club members/restaurant collected on a weekday and Saturday are utilized in the parking model. 8 March 2017 CivTech CopperWynd Resort— Fountain Hills, Arizona Parking Study The mode split is the percentage of persons arriving at a destination in different modes of transportation. A portion of hotel and event guests and employees will arrive by taxi, shuttle, or ride share companies and need to be accounted for in the parking model. With the resort expansion, a hotel airport shuttle and a shuttle to surrounding attractions will be advertised and provided to the hotel guests. The reductions are summarized in Table 9, Table 10, and Table 11 for Phase 1 , Phase 2, and Phase 3 respectively. Table 9: Reduction in Peak Parking Demand — Phase 1 (128 Rooms) Using Personal/Rental Vehicle Base % Utilization/ Vehicles Occupancy Peak Parking Use Demand Occupancy(4) (Modal Split)(5) Rates) Demand 128 Guest 230.4 Rooms guests(') 100% 66% 1.9 80.03 Town of Fountain Hills Ratios Employees 42.24 emp(2) 1 space per 2 employees 21.12 Ballrooms & Meeting 394.00 Space attandees(3) 1 space per 4 persons 98.5 Existing Parking Counts Restaurant Weekday: 44 ( &Club Existing Data Weekend: 57 Weekday: 244 TOTAL Weekend: 257 1. Per existing data, the hotel currently has 1.8 persons per room. 2. 0.33 emp/room was assumed as recommended in ULI Shared Parking, 2nd Edition. 3. Per ULI Shared Parking, 2nd Edition, a 90th percentile event has a density of 40 persons per 1,000 SF. 4. Utilization accounts for hotel occupancy, which is assumed as 100%for this parking model. 5. % Using personal vehicles accounts for Modal Split (The percentage is those guests arriving by personal/rental vehicles. The other guests arrive via other transportation such as taxi, ride sharing companies, or shuttle.) 6. Vehicle occupancy rate accounts for carpooling (including guests in separate rooms sharing a personal/rented vehicle) The resulting ratio for guest parking is 0.625 (80.03 spaces/128 rooms=0.625), which corresponds to the existing data for the hotel. The other hotel uses, including employees, are calculated separately. Ce CivTech 9 March 2017 CopperWynd Resort— Fountain Hills, Arizona Parking Study Table 10: Reduction in Peak Parking Demand — Phase 2 (188 Rooms) % Using Personal/Rental Vehicle Base % Utilization/ Vehicles Occupancy Peak Parking Use Demand Occupancym (Modal Spliitr) Rate(6) Demand 188 Guest 338.4 Rooms guests(1) 100% 66% 1.9 117.55 Town of Fountain Hills Ratios Employees 62.4 emp(2) 1 space per 2 employees 31.02 Ballrooms & Meeting 394.00 Space attandees(3) 1 space per 4 persons 98.5 Existing Parking Counts Restaurant Weekday: 44 & Club Existing Data , Weekend: 57 Weekday: 292 TOTAL Weekend: 305 1. Per existing data, the hotel currently has 1.8 persons per room. 2. 0.33 emp/room was assumed as recommended in ULI Shared Parking, 2nd Edition. 3. Per ULI Shared Parking, 2nd Edition, a 90th percentile event has a density of 40 persons per 1,000 SF. 4. Utilization accounts for hotel occupancy, which is assumed as 100%for this parking model. 5. % Using personal vehicles accounts for Modal Split (The percentage is those guests arriving by personal/rental vehicles. The other guests arrive via other transportation such as taxi, ride sharing companies, or shuttle.) 6. Vehicle occupancy rate accounts for carpooling (including guests in separate rooms sharing a personal/rented vehicle) The resulting ratio for guest parking is 0.625 (117.55 spaces/188 rooms=0.625), which corresponds to the existing data for the hotel. The other hotel uses, including employees, are calculated separately. I try CivTech 10 March 2017 CopperWynd Resort— Fountain Hills, Arizona Parking Study Table 11: Reduction in Peak Parking Demand — Phase 3 (300 Rooms) % Using Personal/Rental Vehicle Base % Utilization/ Vehicles Occupancy Peak Parking Use Demand Occupancy14> (Modal Split)(5) Rates) Demand 300 Guest 540 Rooms guests(1) 100% 66% 1.9 187.58 Town of Fountain Hills Ratios Employees 99 empl2> 1 space per 2 employees 49.5 Ballrooms & Meeting 394.00 Space attandees(3) 1 space per 4 persons 98.5 Existing Parking Counts Restaurant Weekday: 44 & Club Existing Data Weekend: 57 Weekday: 380 TOTAL Weekend: 393 1. Per existing data, the hotel currently has 1.8 persons per room. 2. 0.33 emp/room was assumed as recommended in ULI Shared Parking, 2nd Edition. 3. Per ULI Shared Parking, 2nd Edition, a 90th percentile event has a density of 40 persons per 1,000 SF. 4. Utilization accounts for hotel occupancy, which is assumed as 100% for this parking model. 5. % Using personal vehicles accounts for Modal Split (The percentage is those guests arriving by personal/rental vehicles. The other guests arrive via other transportation such as taxi, ride sharing companies, or shuttle.) 6. Vehicle occupancy rate accounts for carpooling (including guests in separate rooms sharing a personal/rented vehicle) The resulting ratio for guest parking is 0.625 (187.58 spaces/300 rooms=0.625), which corresponds to the existing data for the hotel. The other hotel uses, including employees, are calculated separately. SHARED PARKING ANALYSIS Shared parking is defined as a parking space that can be used for two or more individual land uses without conflict. For instance, the individual land uses will have peaks at different times of the day and therefore can share parking spaces. To determine the total number of shared parking spaces required between different land uses, a shared parking model may be developed. Hourly percentages for each individual land use are utilized to estimate the overall peak parking demand accumulated for each hour of the day. The existing club member and restaurant hourly parking demand is also included in the shared parking analysis. The 'Shared Parking' in Chapter 18 of the Town of Fountain Hills Zoning Ordinance is designed for the Town Center Commercial Zoning district, and not relevant for the different uses of a hotel/resort. For instance, percentages for member club & meeting rooms/ballrooms are not included in the Town's shared parking model. 11 March 2017 CivTech CopperWynd Resort— Fountain Hills, Arizona Parking Study For this analysis, the ULI Shared Parking, 2nd Edition and ITE Parking Generation was utilized for hourly percentages. UL1 Shared Parking, 2nd Edition has specific methodology for Hotels, and specific hourly percentages for separate hotel uses are provided in Table 2-5 & 2-6. The shared parking model worksheets are included in Appendix E. Table 12 summarizes the results of the shared parking analysis for each phase. Table 12: Shared Parking Analysis Results Peak Parking Demand per Shared Parking Analysis Weekday Weekend Scenario Without Full Valet Without Full Valet Phase 1 Hotel & Meeting/Banquet 166 at 6 PM 171 at 7 PM Existing Restaurant & Club 34 at 6 PM 57 at 7 PM Phase 1 Total 200 at 6 PM 228 at 7 PM Phase 2 Hotel & Meeting/Banquet 189 at 9 AM 204 at 7 PM Existing Restaurant & Club 44 at 9 AM(') 57 at 7 PM Phase 2 Total 233 at 9 AM 1 261 at 7 PM Phase 3/Full Build-out Hotel & Meeting/Banquet 267 at 9 AM 285 at 9 PM Existing Restaurant & Club 44 at 9 AM(') 41 at 9 PM Phase 3 Total 311 at 9 AM 1 326 at 9 PM 1. A special member meeting occurred on the day of the count increasing the typical morning demand of the member parking. Phase 1 Per the shared parking analysis, the peak parking demand for Phase 1 is 200 spaces on a weekday and 228 spaces on a Saturday. This parking demand is based on 100% occupancy and a full event. 199 parking spaces are provided during Phase 1 (including 40 on the tennis courts). The provided parking spaces will be sufficient for typical hotel operations. Per an extensive study that CivTech completed for a valley resort, parking can be increased by 15% when providing full valet service. Therefore, when full occupancy CivTech 12 March 2017 CopperWynd Resort— Fountain Hills, Arizona Parking Study and a large event occur, full valet service must be implemented 24-hours in advance to handle the extra parking. During full valet service, designated parking spaces for club members should be separated from the valet operations. Phase 2 Per the shared parking analysis, the peak parking demand for Phase 2 is 233 spaces on a weekday and 261 spaces on a Saturday. This parking demand is based on 100% occupancy and a full event. 251 parking spaces are provided during Phase 2 (including 40 on the tennis courts). The provided parking spaces will be sufficient for typical hotel operations and is only short 10 spaces on a weekend with full occupancy and a large event. When full occupancy and an event occur, partial valet service must be implemented 24-hours in advance to handle the extra parking. During valet service, designated parking spaces for club members should be separated from the valet operations. Phase 3 Per the shared parking analysis, the peak parking demand for Phase 3 is 311 spaces on a weekday and 326 spaces on a Saturday. This parking demand is based on 100% occupancy and a full event. 347 parking spaces are provided for Phase 3 at full build- out. In addition, there is also the option of 40 spaces on the tennis courts. The provided parking spaces at Phase 3 are sufficient to handle full operation of the resort. COMPARISON TO OTHER RESORTS A comparison table of parking provided at similar resorts is included in Appendix F. The table is comprised of information that CivTech previously obtained along with comparable resorts from the Fountain Hills Conference Resort & Spa Parking Study prepared for Fountain Hills by the CK Group, Inc. Per the table, of the eight comparison resorts in Arizona, the average parking supply ratio is 1.30 parking spaces per key. The proposed CopperWynd Resort will have a parking supply ratio of 1.55 spaces per key in Phase 1 , 1.34 spaces per key in Phase 2, and 1.16 spaces per key (not including tennis courts) in Phase 3. It is important to note that the average meeting/banquet space of the comparison resorts is 34,400 square feet, whereas the CopperWynd Resort is proposed with only 9,850 square feet of meeting/banquet space. It can be concluded that the lower meeting/banquet space would result in a lower parking demand per room count. The resorts with reported parking problems have significantly more meeting/banquet space and a low ratio of parking per KSF of meeting space (14.1 and 5.7). The CopperWynd Resort will consist of parking per KSF of meeting/banquet space ratios of 20.2, 25.5, 35.2 in Phase 1 , Phase 2, and Phase 3 respectively. Per the Fountain Hills Conference Resort & Spa Parking Study, 25 parking spaces per KSF of meeting/banquet space is 0 recommended. The CopperWynd Resort provides this ratio in Phase 2 and Phase 3. Full valet can be implemented if necessary during Phase 1 to accommodate large events. CivTech 13 March 2017 CopperWynd Resort— Fountain Hills, Arizona Parking Study HOTEL PARKING PER ITE PARKING GENERATION The parking demand for the hotel was also estimated utilizing ITE Parking Generation, 4th Edition. Parking Generation contains data collected by various transportation professionals for a wide range of different land uses. The data summarized in the report include average rates and equations that have been established correlating the relationship between an independent variable that describes the development size and parking demand for each categorized land use. According to ITE Parking Generation, the description for Land Use Code 310, Hotel, is "hotels are places of lodging that provide sleeping accommodations and supporting facilities such as restaurants; cocktail lounges; meeting and banquet rooms or convention facilities; limited recreational facilities (pool, fitness center); and/or other retail and service shops." ITE Parking Generation also contains a land use category for a resort, however, the number of data points is small. Table 13 summarizes the ITE rate for a Hotel (land use code 310). The trip generation worksheet is included in Appendix G. Table 13: ITE Weekday Peak Period Parking Generation-Hotel Weekday Peak Period Parking Demand 85th Percentile (1.08 vehicles per Land Use Size occupied room) Provided Parking Hotel Phase 1 (Land Use Code 310) 128 Occupied Rooms 139 parking spaces 199 parking spaces Hotel Phase 2 (Land Use Code 310) 188 Occupied Rooms 204 parking spaces 251 parking spaces Hotel Phase 3 (Land Use Code 310) 300 Occupied Rooms 324 parking spaces 347 parking spaces Utilizing ITE Parking Generation, the 85th percentile weekday peak parking demand for Phase 1, Phase 2 and Phase 3 is 139 spaces, 204 spaces, and 324 spaces respectively. The proposed CopperWynd Resort is providing more spaces than estimated by the `Hotel' land use in ITE Parking Generation. This is expected since member parking must also be considered. i C 14 March 2017 CivTech CopperWynd Resort— Fountain Hills, Arizona Parking Study CONCLUSIONS AND RECOMMENDATIONS The following conclusions and recommendations have been documented in this study: Renovations to the CopperWynd Resort is planned in phases. Phase one will include adding resort rooms to the northern part of the property resulting in a total of 128 rooms. As part of Phase 1 , 9,850 square feet of ballroom and meeting space will be constructed. The restaurant space will remain the same at 2,563 square feet. Phase 2 will add 60 rooms for a total of 188 rooms. Full build- out/Phase 3 will result in a total of 300 resort rooms. The parking demand for the existing restaurant and fitness/tennis club is included in the existing parking counts, which are utilized in the shared parking model. Off-site patronage of the restaurant and club is not expected to increase with the hotel expansion. y Per the existing parking counts that were collected, the existing ratio of spaces per room for hotel guest parking was 0.62 spaces per room (18 parking spaces/29 rooms=0.62). Therefore, the parking demand for the guest rooms can be estimated to be less than the Town of Fountain Hills requirement of 1 space per room when calculating parking spaces for guests only. The employee and banquet/meeting space is calculated separately in this analysis per the Town's ratios. Off-site patronage of the restaurant and club is not expected to increase with the hotel expansion. As a result, the existing hourly parking counts for the members/restaurant collected on a weekday and Saturday are utilized in the parking model. Phase 1 Per the shared parking analysis, the peak parking demand for Phase 1 is 200 spaces on a weekday and 228 spaces on a Saturday. This parking demand is based on 100% occupancy and a full event. 199 parking spaces are provided during Phase 1 (including 40 on the tennis courts). The provided parking spaces will be sufficient for typical hotel operations. Per an extensive study that CivTech completed for a valley resort, parking can be increased by 15% when providing full valet service. Therefore, when full occupancy and a large event occur, full valet service must be implemented 24-hours in advance to handle the extra parking. During full valet service, designated parking spaces for club members should be separated from the valet operations. CivTech 15 March 2017 CopperWynd Resort— Fountain Hills, Arizona Parking Study Phase 2 Per the shared parking analysis, the peak parking demand for Phase 2 is 233 spaces on a weekday and 261 spaces on a Saturday. This parking demand is based on 100% occupancy and a full event. 251 parking spaces are provided during Phase 2 (including 40 on the tennis courts). The provided parking spaces will be sufficient for typical hotel operations and is only short 10 spaces on a weekend with full occupancy and a large event. When full occupancy and an event occur, partial valet service must be implemented 24-hours in advance to handle the extra parking. During valet service, designated parking spaces for club members should be separated from the valet operations. Phase 3 - Per the shared parking analysis, the peak parking demand for Phase 3 is 311 spaces on a weekday and 326 spaces on a Saturday. This parking demand is based on 100% occupancy and a full event. 347 parking spaces are provided for Phase 3 at full build-out. In addition, there is an option of 40 spaces on the tennis courts. The provided parking spaces at Phase 3 are sufficient to handle full operation of the resort. Comparison Table A comparison table of parking provided at similar resorts is included in Appendix F. Per the table, of the eight comparison resorts in Arizona, the average parking supply ratio is 1.30 parking spaces per key. The proposed CopperWynd Resort will have a parking supply ratio of 1.55 spaces per key in Phase 1, 1.34 spaces per key in Phase 2, and 1.16 spaces per key (not including tennis courts) in Phase 3. It is important to note that the average meeting/banquet space of the comparison 4 resorts is 34,400 square feet, whereas the CopperWynd Resort is proposed with only 9,850 square feet of meeting/banquet space. It can be concluded that the lower meeting/banquet space would result in a lower parking demand per room count. The resorts with reported parking problems have significantly more meeting/banquet space and a low ratio of parking per KSF of meeting space (14.1 and 5.7). The CopperWynd Resort will consist of parking per KSF of meeting/banquet space ratios of 20.2, 25.5, 35.2 in Phase 1, Phase 2, and Phase 3 respectively. Per the Fountain Hills Conference Resort & Spa Parking Study, 25 parking spaces per KSF of meeting/banquet space is recommended. The CopperWynd Resort provides this ratio in Phase 2 and Phase 3. Full valet can be implemented if necessary during Phase 1 to accommodate large events. C 16 March 2017 CivTech CopperWynd Resort— Fountain Hills, Arizona Parking Study LIST OF REFERENCES Parking Generation, 4rd Edition, Institute of Transportation Engineers, Washington, D.C., 2010. Smith, Mary S. Shared Parking, Second Edition, Washington, D.C.: ULI-the Urban Land Institute and the International Council of Shopping Centers, 2005. Town of Fountain Hills Zoning Ordinance Chapter 7 L 17 March 2017 CivTech CopperWynd Resort— Fountain Hills, Arizona Parking Study TECHNICAL APPENDICES APPENDIX A: REVIEW COMMENTS (RESERVED) APPENDIX B: SITE PLAN APPENDIX C: EXISTING PARKING COUNTS APPENDIX D: TOWN OF FOUNTAIN HILLS ZONING ORDINANCE CHAPTER 7 APPENDIX E: SHARED PARKING MODEL APPENDIX F: COMPARISON TABLE OF SIMILAR RESORTS APPENDIX G: HOTEL PARKING PER ITE PARKING GENERATION . CivTech 18 March 2017 stow APPENDIX A REVIEW COMMENTS (RESERVED) CivTech ca O 06 LO U) CD U) a) C co p � ULO m _ ON tE t0 U O O a a) 2 a_ p UO) 0 0) c U) ('') -o V ` 0 V) V (0 U) C •L c IC T L c0 j 00 m Q c0 Uai' 0 -, J (0 C cA O O 0 Y p U Ta O a a m EUi L U) U o m aoi >°, o as m 3 co C c"n o > s c�0 o 3 0 L c0 c0 a C o a Y c __)- — o aa) _ > c cp U o o L 2 0 �° 0 > N L L L N a C E Q c LL O 0 L (0 C O C U C .0 7 C E > u U) N > f0 U O U) .� C 4- p ti 7 a p ? ON 0 0 0 0 C O o 2 c0 a) Q 1 C U a) H U) p -0 .r O U '5 O (O a) «. 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't Conv\ention4S,pace 8 ? y :uc unutt \' ,�_: -1 --1,;~ 4E *1st ' ' 1, EN \ ‘ Ooe00 ,+/.. behind'door 6A Parkin _ \ ••% \ meeting space g Structure ..?,,, 0 ..,, , ... . ,., , tr-‘, ..,;/„,,,, , tiv,,,e, , _ 0 c . /,„/ ii_____ . ; , P N.._ y1 ..2 ' .'".Evy P..+lilt;., , , ''.'" / J•NE0 �� FENCE Parking Data \ ,� "j Arrival E Service a ���R iso.00� On Site Parking: 26 spaces �\ \\it �'• ) `� -'=2 L=175.sr Located throughout the site r, _�/ Garage: 321 spaces �� T FOR \�. � E p liY ACIL \;�C•�/ V (+40 valet) . in\ \ \1 n�'� ���� Q APPENDIX C EXISTING PARKING COUNTS 1 CivTech Parking Lot Counts Project# 17-210 CopperWynd Resort February 2, 2017 A B C Normal ADA Total Normal ADA Total Normal ADA Total Time 30 4 34 123 ji;2 125 33 1 34 GRAND TOTAL 6:00 AM 17 1 18 8 8 1 1 27 6:30 AM 16 1 17 13 13 1 1 31 7:00 AM 14 2 16 20 20 2 2 38 7:30 AM 14 1 15 15 15 3 3 33 8:00 AM 14 1 15 33 33 10 10 58 8:30 AM 11 3 14 41 41 12 12 67 9:00 AM 10 3 13 44 44 15 15 72 9:30 AM 12 3 15 38 1 39 20 20 74 10:00 AM 6 3 9 35 1 36 23 23 68 10:30 AM 7 2 9 31 2 33 24 24 66 11:00 AM 9 2 11 35 35 26 26 72 11:30 AM 7 2 9 37 37 26 26 72 12:00 PM 9 2 11 35 35 26 26 72 0 12:30 PM 8 1 9 29 29 26 26 64 1:00 PM 10 1 11 24 24 23 23 58 1:30 PM 13 1 14 25 2 27 26 26 67 2:00 PM 17 1 18 29 2 31 27 27 76 2:30 PM 13 2 15 28 2 30 29 29 74 3:00 PM 12 2 14 24 1 25 28 28 67 3:30 PM 10 10 23 1 24 21 21 55 4:00 PM 10 10 27 27 24 24 61 4:30 PM 10 10 31 31 23 23 64 5:00 PM 9 9 24 1 25 21 21 55 5:30 PM 9 9 30 30 21 21 60 6:00 PM 9 1 10 34 34 16 16 60 6:30 PM 13 1 14 38 38 10 10 62 7:00 PM 14 1 15 36 36 10 10 61 7:30 PM 14 1 15 28 28 9 9 52 8:00 PM 17 1 18 17 17 8 8 43 8:30 PM 17 17 15 15 7 7 39 9:00 PM 14 14 14 14 6 6 34 mi Parking Lot Counts Project#17-210 CopperWynd Resort February 4, 2017 A B C Normal ADA Total Normal ADA Total Normal ADA Total Time 30 4 34 123 2 125 33 1 34 GRAND TOTAL 6:00 AM 14 14 2 2 1 1 17 6:30 AM 14 14 3 3 1 1 18 7:00 AM 13 1 14 8 8 4 4 26 7:30 AM 13 1 14 12 12 6 6 32 8:00 AM 10 10 17 17 6 6 33 8:30 AM 9 9 41 41 7 7 57 9:00 AM 8 8 48 1 49 11 11 68 9:30 AM 10 10 50 1 51 12 12 73 10:00 AM 10 10 50 2 52 13 13 75 10:30 AM 11 11 44 1 45 16 16 72 11:00 AM 8 8 40 40 18 18 66 z 11:30 AM 6 6 35 1 36 16 16 58 12:00 PM 11 11 19 1 20 17 17 48 • 12:30 PM 8 1 9 24 1 25 17 17 51 1:00 PM 8 1 9 23 2 25 18 18 52 1:30 PM 8 2 10 30 2 32 19 19 61 2:00 PM 9 2 11 26 2 28 21 21 60 2:30 PM 10 10 28 1 29 22 22 61 3:00 PM 6 6 28 28 23 23 57 3:30 PM 6 6 17 17 21 21 44 I 4:00 PM 7 7 26 26 16 16 49 4:30 PM 9 9 21 21 18 18 48 5:00 PM 10 10 19 19 18 18 47 5:30 PM 9 9 19 19 17 17 45 6:00 PM 17 4 21 42 42 15 15 78 6:30 PM 21 4 25 35 1 36 11 11 72 7:00 PM 24 4 28 42 1 43 11 11 82 7:30 PM 25 4 29 36 1 37 12 12 78 8:00 PM 23 4 27 29 1 30 12 12 69 8:30 PM 22 4 26 32 1 33 8 8 67 9:00 PM 20 4 24 30 1 31 6 6 61 APPENDIX D TOWN OF FOUNTAIN HILLS ZONING ORDINANCE CHAPTER 7 CivTech Town of Fountain Hills Zoning Ordinance .:w Chapter 7 PARKING AND LOADING REQUIREMENTS Sections: 7.01 Purpose. 7.02 General Regulations. 7.03 Design and Location of Parking Spaces. 7.04 Schedule of Required Off-Street Spaces. C Page 1 of 21 July 2006 Town of Fountain Hills Zoning Ordinance Chapter 7 .. 11. One parking space for persons with disabilities shall be required for any development having 25 or more parking spaces. Thereafter, not less than two percent (2%) of the parking spaces within a development shall be built and maintained as parking spaces for persons with disabilities. C. The Use of Tandem Parking Spaces: To meet the off-street parking requirements of this Chapter is not permitted in any zoning district. Section 7.04 Schedule of Required Off-Street Spaces A. Off-Street Parking Spaces: Shall be provided for each specified use in accordance with the schedule below. B. Definitions: In calculating the total number of required parking spaces, "usable area" as used herein shall mean the area capable of being devoted to the specified use (does not include such spaces as kitchens, rostrums, hallways, etc), and the term "seat" shall also include each thirty (30) inches of bench seating when individual seats are not provided. C. Mixed Use Developments: In the event of mixed-use developments, the L total requirement for off-street parking spaces is the sum of the requirements of the various uses computed separately. D. Fractional Amount: In calculating the total number of required off-street parking spaces, fractional amounts shall be rounded upward to the next whole parking space. E. Unlisted Uses: Minimum parking requirements for a specific use not listed in this Section shall be determined by the Community Development Director with appeal to the Planning and Zoning Commission. F. Parking in Areas Zoned "Commercial Common": Uses located on lots less than 20,000 square feet in areas with a zoning designation of "Commercial Common" are not required to meet the minimum parking schedule herein listed. The off-street parking provided in the common parking areas shall be deemed sufficient to meet the off-street parking demands for the uses on the lots under 20,000 square feet. Uses on lots 20,000 square feet or more in size, that are located in an area zoned "Commercial Common", shall meet at least the minimum off-street parking demand on the lot where the use is located, in accordance with the schedule herein provided in this ordinance. L Page 14 of 21 July 2006 Town of Fountain Hills Zoning Ordinance Chapter 7 L G. Schedule. 1. Residential Use: a. One-or two-family residence: .2 per dwelling unit b. Multiple dwellings: Efficiency units 11/2 per dwelling unit One-bedroom units 11/2 per dwelling unit Two or more bedroom units 2 per dwelling unit Multiple dwellings shall also provide guest parking at a rate of .25 parking spaces per dwelling unit. c. Rooming houses, fraternities, 1 per sleeping room or 1 per bed, sororities, resident clubs, whichever is greater lodges d. Mobile home parks and 2 per mobile home site, plus 1 per subdivision 2 employees; 1 per 400 square feet of recreation hall or club house area e. Model Homes 1 for each person stationed on site, plus two spaces f. Truck Rental Spaces 1 per truck with a minimum of 4 spaces 2. Commercial sales and service: a. Restaurants, bars, cocktail 1 per 50 sq. feet of useable floor area lounges b. Drive-in food or drink places 1 per 50 sq. feet of useable floor area, with on-site plus 1 per 2-employees consumption c. Mortuaries, funeral homes 1 space for each 75 sq. feet of G.F.A. of public assembly area L Page 15 of 21 July 2006 Town of Fountain Hills Zoning Ordinance Chapter 7 d. Self-service laundries and 1 per 2 machines ,,.. dry cleaners e. Open air businesses 1 per 500 sq. ft. of sales area for the first 2,000 plus 1 per additional 2,000 sq ft f. Auto sales lots 1 per each 300 sq. feet of office area and covered parking area, 2 for the first 10,000 sq. feet or portion thereof, and 1 for each additional 10,000 ft. or portion thereof; plus 1 per employee g. Gas service stations 1 per each 375 sq. feet of building h. Car wash: 1 per employee, plus reserve spaces equal to 5 times the (if wash capacity i. Motor vehicle and machinery 1 per 200 sq. feet of floor area. j. Planned shopping centers Requirements for all uses under unified control elsewhere specified herein, plus 1 per 250 sq ft of gross leasable space k. Barbershops, beauty shops 2 per service chair I. Furniture and appliance 1 per 800 sq. feet floor area stores, household equipment m. Supermarkets, drugstores 1 per 250 sq. feet of gross leasable space n. Hotels, motels 1 per guest room or suite, plus 1 per 2 employees L Page 16 of 21 July 2006 Town of Fountain Hills Zoning Ordinance Chapter 7 o. Bus depots 1 per 150 sq. feet of waiting room space p. Skating rinks, dance halls, 1 per 3 persons of maximum dance studios capacity permitted by fire regulations q. Bowling alleys 4 per bowling lane, plus 1 per seat in gallery, plus 1 per 2 employees r. Billiard parlors 1 per 2 billiard tables, plus 1 per 2 employees s. Gymnasiums, health studios 1 per 400 sq. feet. of usable floor area, plus 1 per 2 employees t. Private golf clubs, swimming, 1 per every 5 member and tennis clubs families or individuals u. Theaters, auditoriums, 1 per 4-person occupancy gymnasiums and similar capacity places of public assembly 3. Offices and Clinic Uses: a. Offices, banks, savings and 1 per 250 sq. feet of floor gross or loan agencies area b. Medical and dental offices 1 per 100 sq. feet of waiting and clinics examination room or dental chair plus 1 per 2 employees c. Nursing homes, convalescent 1 per 4 beds homes, and homes for the aged 4. Schools and Institutions: a. Elementary and 1 per employee intermediate schools L Page 17 of 21 July 2006 Town of Fountain Hills Zoning Ordinance Chapter 7 L b. High schools 1 per 8 students, plus 1 per employee c. Junior colleges, colleges, 1 per 3 enrolled full-time day students universities plus 1 per 2 employees d. Trade schools, business 1 per 150 sq. feet of gross college floor area e. Hospitals 1 per 2 beds, plus 1 per employee f. Churches, community 1 space per each 75 sq. feet of centers, assembly halls, G.F.A. for the public clubs, and libraries 5. Manufacturing and industrial uses: a. Manufacturing 2 per every 3 employees 0 b. Telemarketing, Data 1 per 50 square feet Processing Centers c. Other industrial uses 1 per 300 square feet d. Warehousing or wholesaling 1 per 800 square feet e. Mini-Storage 1 per 35 spaces; plus 1 for the manager f. Truck Rental Spaces 1 per truck with a minimum of 4 spaces H. Off-Street Loading and Unloading Spaces: 1. Unless otherwise specified in this Ordinance, off-street loading and unloading spaces shall have a minimum width of twelve (12) feet, a minimum length of forty-five (45) feet and a minimum height of fourteen (14) feet, exclusive of access aisles and maneuvering space. 0 Page 18 of 21 July 2006 Town of Fountain Hills Zoning Ordinance Chapter 7 2. Off-street loading and unloading spaces with a minimum width of ten (10) feet and a minimum length of thirty (30) feet may be provided for all or part of the required number of off-street loading and unloading spaces if approved by the Planning & Zoning Commission through the conceptual site plan approval process. 3. Off-street loading and unloading spaces shall not be permitted in any required front yard, or in any required side yard, except in nonresidential districts. Off-street loading and unloading spaces may occupy all or any part of a required rear yard, except as otherwise provided herein, and may be partially or entirely enclosed within a building. All off-street loading and unloading loading spaces abutting residential zoning districts shall be screened from the residential zoning districts by a masonry wall not less than eight (8) feet in height. 4. Where a building or use in a nonresidential district abuts an alley, such alley may be used as maneuvering space for off-street loading and unloading spaces. No alley abutting any residential district may be so used. 5. Off-street loading and unloading spaces, aisles, and access drives shall be paved so as to provide a durable dust-proof surface and shall be so graded and drained so as to dispose of surface water without damage to private or public properties, street, or alleys. 5. Schedule of off-street loading and unloading space requirements: Unless otherwise provided in the Ordinance, every office, hotel, restaurant, department store, hospital, industrial plant, manufacturing establishment, retail establishment, storage warehouse or wholesale establishments, and all other structures devoted to similar mercantile or industrial pursuits, which has a aggregate gross floor area of five thousand (5,000) square feet or more shall provide off-street loading and unloading spaces in accordance with the following table: I L Page 19 of 21 July 2006 APPENDIX E SHARED PARKING MODEL 0 CivTech a) N I I N a _° 3 a) a 0 Cnfl O _ • p t C R O M N N N 0 CD Cn 0 O M 1n M N N cL Y el Cl) i E Cb o to C) Co N co CO I,- CD CO O) N co co CO C co CC) N O 10 I- N odpp 3 m H N U C (U � o c N O p = d w ojs j2 0 co O CO "I CD 0 Cn s- LO N. )A CO n p. 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Y a>>> Z (n 'O Nd L O - c tC \ o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o a G N d Lf) L CO C) U N �6 O co O N N (on (01 O "- O 10 0) ti 00 >. .' > C o N d d d O O CO CO A. (� A. A. f� A. 1- h co CO O 7 0 3 U 4-- 2 LL a O p 2 2 = 0 N c vt 4• C � O O cc a o au m N gs •_ z Q a Q¢ a o 0 o a a a a a a a a a J 10 Y w O O O O O O O 0 0 0 0 0 0 0 0 0 0 0 c U) (6 CJ 6_ (O (: Co O O e- N N M tt Lb (0 I� Co O) C J m • APPENDIX F • COMPARISON TABLE TO SIMILAR RESORTS CivTech ) J c c a CO 7r # Co ¥ o / # CO 9 9 © y » 9 a co q g co ,- as k r r a r r 6 \ \ 6 2C \ ƒ k ° 9 Q w £ ¥ — 9 © q y f o N. 9 4 CO % (N Co d q % % 6 \ c .e e 2 % \ \ as _ a 2 / t - Co o c @ £ o 0 0 \ ƒ \ -70 s- ¢ ? q \ q q R d- ? J - a co E \ L a) E @ o 2 [ . E g - } CD U — c ¥ co o a £ c 9 0 e 3 CD - / % cO d « % % « , % ƒ R / \ 2 E u / \ u) k ° \ t 0 Ce ' % E \ 0 � co 2. § ° 9 o f 0 ¥ 9 o q 9f9 / \ 2 @ ix J c e Co c / M ? ¥ A a > e E G N w ¥ N- CO ¥ e CO .< k CD a) \ \ 2 E 0 O c _ E o CL ( .o \ 0 c Y £ £ £ o 3 £ o@ ? © Co R co % % co % co co oo / \ m ■ U k _ 0 E \ Q U o R 2 CO co R 7 % N- c c o e j 0 � � c o » # a # CO # N e Co CO / / / ° a « 7 ¥ , A \ 2 » >• 0 Co it E 33 2 a) ® 0 0 t — A m \ / ? ° / a k ®06 % « _ CO C Co 0 Cl) t « t \ \ \ \ § : CO co 7 @ & � w 0 - nE _C2 � 2 a = = t E ƒ a) % ƒ 0 Co 0 \ CO \ I Co@@ = L 2 2 P - = E 0 7 d 7 a n o c c c @ > re 0 0 0 6' -0 - c / q f f f \ \ / / y w / / / / \ m n e e o 0 e m Q • _� k k 0_ \ % d 2 c Co C 0 0 0 '7 \ k = E \ b O - p 0 Co f \ / / \ o Co i I ® m U w & a \\ I C APPENDIX G ITE PARKING GENERATION CivTech Project: CopperWynd Resort (17-0210) Location: 13225 N. Eagle Ridge Drive - Fountain Hills, Arizona Date: 3/5/2017 ITE Parking Generation, 4th Edition - 111100 Average Peak Period Parking Demand vs. Occupied Rooms On a: Weekday Location: Suburban Statistic Peak Period Demand 12:00-1:00 PM; 7:00-10:00 PM; 11:00- Peak Period 5:00 AM Number of Study Sites 20 Average Size of Study Sites 315 Occupied Rooms Average Peak Period Parking Demand 0.89 vehicles per occupied room Standard Deviation 0.31 Coefficient of Variation 35% 95%Confidence Interval 0.75-1.02 vehicles per occupied room Range 0.61-1.94 vehicles per occupied room 85th Percentile 1.08 vehicles per occupied room 33rd Percentile 0.72 vehicles per occupied room Average parking supply ratio: 1.3 spaces per room for suburban sites(12 study sites) and 1.0 space per room for urban sites (two study sites) Size (occupied rooms): 128 Average Peak Period Parking Demand: 114.00 85th Percentile Parking Demand: 139.00 Size (occupied rooms): 188 Average Peak Period Parking Demand: 168.00 85th Percentile Parking Demand: 204.00 Size (occupied rooms): 300 Average Peak Period Parking Demand: 267.00 85th Percentile Parking Demand: 324.00 EXHIBIT D-Traffic Study EXHIBIT E-Phasing Plan • S i Q � \`'S's*.\\,. a . ��, Phase 1 � \fir an. €` ...� �. ,� ,, Room Wing 128 keys .e, ,a .e , Ao , ' i nd sit- amentes\N0\ \N\ � �., ' •. r „a t OW:-\ a.900.00 \\ / ' E t •y. L=ISt ST' \ I IF IP \\ i • \ '^'y r \ �. Eax�isting J r -4 (R ,� I\ubh"ouse • v ` ' Ta,•)-R mania ' ' 'ram S st' ` N `• ,k .A; Va' \\\ rii `Jcr 6 z / 'C E " /mot ',# ,yid 11 �. (, A\ �' Y I *" • - - F i,' •'\ -k\\. -,.„,,.Phase 2 �.• - ~� . E , e +/ 60 keys 0r106 9 • a 'I \ t Membership.Eicpansion= A ‘. ' O�' 1 # Facilities 4 . \��. Roo Wino +,ollo° ' , \r " 1 Y: = F` `�` Park ng G,rage pQ211'lGoE3 !, \, d Np AA' d� l \ ,. �� t 1 IJJ ` � `�,; im,\ .*&us'� V's tr' ' •' . ' ' ^ .i' / l'::, .` \ ...4 . s.,v �A A' � Phase 1 � �' � `•„ �'U Convention Space •�,, ,. .41, 1, XL, , s '*, 110.. • -- .. - - .1. -Oa)\\‘i, 1 //,,,-/ $�c Nx1 ' -t `''.11 "'"?.� Y 9Xrv/' \ \�� h{ /�I R 150.00I TRACT J �CO r -c-ill - :gr R' c AP Ile a-E1e - it V ' .1 r _ m J\ * —'1' v q,{9J "Xfb a'Sµ '' " _ t 1 L�5 5PAS5 � � N ������/� y�q� 1 — � v n 1 �-�`ii?�Y.�N 2q Iiii, Copperwynd Resort �� Phasing Plan ���a%��� Conceptual Planning Package Allen�i}Parmars COPPERWYND L,--L.J , RESORT&CLUB 0 10 1 60 i 0 EXHIBIT F-Phase One Site Plan 0 0 - . ,,,,, „.....p. ;... . ... L., . .. 1...„ , 43k * , \ ;4+N ,i. .. m W ,, � it \ r" �� { \ \ a i plc \k\\` \ k (' i y e , , \ XS . _ Bike Outfitt=r ,'�. _ � ' i E�xistting , % C���lio VO i ; . To)Re. ain . ` ') ',�„� Lands ape �� \ � l` ,,,,{� 41101\ Afro-pities ms`•', , 0a, Eris Nlb .e. Tenni a lk a `' , 4, , *".,. Existing ; Existing . . Parking Tennis :::,., . , ;,. , , .„, ....., „, , ,1„ .43,.„ „.:„„ . .1 .. 1.;,,,,,, , ,k‘, ...-ill . ,,, <+ - Parking gis.- -eting,/Banquet Space ' Qpo 0 o sf +I- of behind door ,- +'' 4 `meetingspace' -9,, ' ' >.. «. Valet -�.� ,. *„_ - '',1::,...) `y `�aMc..�<.., . Parking Yield: 199 spaces on Grade +40 valet Spaces special event parking Total Parking Provided:239 spaces ,,New Copperwynd Resort a BMMEopleRidee faullioirIMM �-�.� Phase One Site Plan �� %5t -`� -mop Partners COPPERWYND Conceptual Planning Package LJ-Z--J l 160 RESORT&CLUB • EXHIBIT G-Phase Two Site Plan • ,•ii.- - - -i,, ;,.. i \ A. -*Room ing 128 keys „y lc ` and site'ameniti s "` ' IS i , t i„` T ,. .. . . .. S ,•G Bike eutfitter/ - v `' ` .may„ �^ • ��a Valet IStll�1 '4 _ � CI' '�IaO'l!3_� M -� w R�"fi, ;. To niain ;� 4 , fG �it, ....-.\\ Enhan•ed w/" �.k%�� Landscape Afinenities 1, • % Y Mh a 1 r % ` 'ter `� • Rig y. liV r •QO S£ Member i,EV try ,r' 4 .."` '.Q .+ 4i .°� 1, ,c Phase'2 % '' 4•'4 r i` , +/-60 keys q {1.- `' " � ,Membership Expansion t '` t"°, '� Facilities ''' • IC) ... 4 ,`'� � 1" 4' % Tennis 1, 1 , - Y % , . . .1/4.‘':N t \ IJ1rr. Parking k I. '` ,tie-. ' ;,i tom, r. ' r > t•'` V, 4k Parking l ;! t;. Meeting,Banquet Space' ,M1.•,, ^0000 �+/ of behind_doo meeting pace ) 1 , " l s, te e.. t� 17 le _J_ ,e �' Parking Yield: 221 spaces on Grade *40 valet spaces ® special event parking 7 Total Parking Provided:261 spaces it Copperwynd R.sorf foont.1116 Az Phase Two Site Plan AP16/2 MJ618 l) ti� Conceptual Planning Package Fanners COPPERWYND l —i I RESORT&CLUB 0 p n so EXHIBIT H-Phase Three Detail and Site Plan („3 fAse PIMP 6 Al C 9N.SB0.PG)6,Y.0.'. \ MERO WYOv LLL .a : * %Ease 1 _ . 'it '"' \ Room,Wing 128 keys : �'. 'ffand site'a•meriit es : . fit' 'r a. ti . a .. _.' f ' "\\** �\A% ' V♦ \ i�w Ke �.1*, Y V{ r d y� v 3 , N. law _ ••+t `\ y+F �! H;�''.', `y i ., Y .r \ '''\B. -.17_,„„„,,,„„, "0-;F:--st-,it,... , t.-: .- t • \ 1 existing '✓ ..4, .. r: ,Y +R . 4I�ubhou6= i , ( r= - .1 To m_!at_ . . / ; y . r Zip v1 ,� WO l'it ,. ''' ' As • i c, St SkrA\ I`IY i Phase 2', e �+.I60keys % it` + re.-pt,' m itI� I 1 Mernibership.-Ezpanshon , fir Iii F•acilities • n ,\z-\„A\ #".1_,0\'\\',,, fie`w ,,‘.. , _ ,* _. . '°'�' �/,b f '4. , ir,.fr.:i-'t I o,,6 Phase a ,,-, , ,. \"� R•oorn Wing +1=100 keys ..L, y , Parking Garage & Pe.ol Area ..1 \\ \ Li. a ek• mar\ \slit'', . le' ,*, Ali ‘,7, %sire / gym\ � � , - az �•� \ \Phase 1 , � •, a Co verition Space i - s‘‘\,,,,,. . :, - , \ , ."11. 41.11.1 EJ\ lw7 i , _� -;,,,---r \ \-5 ` PVW ,. , -sCpP, �- H r� ,�-;--_ - Px.,4,f „, 2 "' vv A ,A ,. A ii L. Copperwynd Resort 0 P161B �- � Phasing Plan ,16,2011 "`- 41106.111E Partners CO P P E R W Y N D Conceptual Planning Package RESORT&CLUB 0 EXHIBIT I-Elevations • • Cli) .. , 1-: " Sp, V. '474t- 4 ,„# --II* 4 Tr: 1 .... . ,r,, . 4 40 ,,,..4, y x r ,/ „Nor ,s. 1_.,,,,,,,, , is.,,_, ..,I ' 'll: :11''' '''-'11111:11'.-14-14''' srrw% R (C. .... `'4� ` tee , sat , ... Existing Hotel Wing &Clubhouse ---, "°••••s„,, , —___ \ :,,, \ : ., > ' .. '4' (--: '14___;:i \ ' '' '''1, • A. g 4t,1/4 /tit ' .,__ \ „,.„,„. ...,,,..,,,„„.,....,;•t4:.„. .;_,:,,,:,,,,,,,...f.-44-,'„;„,;,-i... 'so.% . „ Proposed Phase 1 Hotel Wing &Clubhouse 1 B. I - /1 I r:• ' ' ' %. _ . .A. , *W'* -, 410 124^. Hotel Arrival Copperwynd Resort H.ro�ae. 6>1618 1-�� Phase 1 Massing Imagery 02,16/2017 Conceptual Planning Package P.rroeTs COPPERWYND RESORT&CLUB c;- t 3 ' F 9 hv� - 5 5 f :� a a''' , a r d,a g a . ''> ��r, 0� .°Ari j;, ' 4 } � k ��., &•��� °"L U ' +N f 2i - i kys ` qea. 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E).—., ,,, _ , , ,i,k, s . _. ._ 7, , i 1 AV 41' c •N CL �� , 1 ; i d.. , i i! . .% I 6- 1 NI, 01 CD C s my. 0 >+ ii,4411 MR 6 1 _ at, , N CD Id -� � ��g .- C M , 1 1 . O N MN. kS. 0 0_ i 1. c,f) ''. b° °O , k-5 i - ,Q1 - a c .fti , , ii , ti::: .- ! o 0 = 22 1,1 \ . il ‘ C 4g ei l' E ••,,,, i it-1 - tr• - -(73 ;‘II i C.4, i , O. 4-, ..,..;, i 144,. . ti, • . i c o Z — U 1 r laa) � '� i C� O i . `+ �E .N 0 ' '4 • • 0 Ea a) ii Cr- 11 � i c 0 ` ' .,4'NI �, I a. . IA 1 O 1 '. w,1 Cc,1 Q •C a 1, J O 'as ` , , ' N r __.- 1 t. \ . T., O 7 - - t a 1 t .'i 1 .0 ti O cal 1t:74;ad `.\ ``i — (I) '41'`-. ill O. -1-. 11. 1;1 / - o E c o fl1 .. it ►►C -76 • -a nVI L L "� cm d0 >, x . %it Ili ► C� L 0 ma - PAUL&BERNADETTE JONES 14850 E. GRANDVIEW AVE. UNIT#125 FOUNTAIN HILLS, AZ 85268 480-664-6391 TO: Mayor of Fountain Hills, AZ. FROM: Paul Jones SUBJECT: Expansion of Copperwynd Resort Dear Mayor: My wife and I have resided in our condominium at the Villas of Copperwynd since it was built in 2000. During that time, we have experienced the ups and downs of the local economy and the impact it had on the resort. At times, the resort was closed or operated in a partial capacity. Since the resort has changed ownership two years ago, the progression of the services and amenities offered has been tremendous. Now the time comes to expand on those services, which would benefit both current and new memberships. The expansion plans for the hotel rooms and conference center can bring both business and pleasure seekers into Fountain Hills improving our local economy and in turn will bring the addition of new business ventures for restaurants and other local services, very much needed in our area. I am hopeful that the Fountain Hills Municipality recognizes the importance of approving the proposed expansion plan for this very valuable Resort Trul dbmotteatZ)/0""-"- Paul & dette Jones Resident of Copperwynd Villa #125 ‘401., Christopher& Marshelle Curtin 15039 E. Desert Willow Drive Fountain Hills, AZ 85268 (847) 347-7022 marshellecurtin@gmail.com Mayor and Town Council of Fountain Hills, Arizona Dear Mayor and Town Council: As members of CopperWynd Resort & Club, we are very excited about the expansion of CopperWynd and all that it will provide. This will be an outstanding place for people from all over the United States and the world to visit. The new hotel and the facilities of the conference center will provide the best possible venue for many ►.. looking to enjoy Arizona and will maintain the title of "Crown Jewel" of Fountain Hills. We are happy to support the expansion Bill Hinz has outlined to us and thank you for your consideration and approval of the plans. Best regards az ?),A441/44? Christopher J. Curtin and Marshelle Curtin mdc L March 2,2017 Letter of Support for Bill Hinz and Plans to Expand Copperwynd Resort and Club 16705 E.Avenue of the Fountains Fountain Hills AZ 85268 Dear Mayor Kavanagh and Town Council, Please approve Bill Hinz and his planned expansion of Copperwynd Resort and Club. As a member of Copperwynd for the past 11 years,I am delighted with the investment Bill Hinz has made to resurrect the worn out property into a vibrant,happening destination. I hope you have had a chance to experience the stunning renovations he made to the whole facility. The improvements have added greatly to my enjoyment of the club and my life here in Fountain Hills. The plans and designs for further expansion are even more beautiful, and can only serve to enhance the architectural landscape of our town. I am equally thrilled to imagine the resulting boost to our economy. This is just the best possible news for Fountain Hills. Please support Bill Hinz and his expansion plan. Sincerely, Diane Wells 14850 E.Grandview Drive#212 Fountain Hills AZ 85268 • March 3,2017 Dear Mayor Kavanagh and Town Council, I have been a resident of Fountain Hills for 20 years now and I am a member of Copperwynd now and have been since its inception. I have always supported the Copperwynd Club and feel the Club has been a wonderful extension of my home.I fully support the Copperwynd expansion as it will bring necessary tax revenue to the town of Fountain Hills as well as employ many local residents and keep our town vital and contributing to the overall growth of our town. Sincerely, Ms. Clarice Reed 12819 N. Ryan Way Fountain Hills,AZ 85268 Phone 480/816-6059 ,; :. • . .. _ March$,2Ot7 . The Honorable�i 'h 1i 1 Ii Y. • :: •: : ,.:::; .. The Town Count l Tovvn offoUntaiiP flifls . . tit Avenue afthe Fiu ain5 I OUn 4f ills, I amn a resident/owner at the Villas at CopperWynd,adjoining the GoppetWynd Reedit:, My Wife 'Denise and I are in full support of the expansion of the Copper ind Resortthat w ti announced by Ni.r.Bill'i�and ht reat *IYmm>We have witn d.-Wha Mrr'Hinzhasdo ieo date and it'speaks volumes-abotitlils y1 ►ii air our co mimunity. 1.1tft*dtisiOn will doubt off, Many vis1tortthe opportun r to'p'spend most of their time anti money in ca % Hii rather than surrounding comiiie i ies such as Scottsdale,`Mesa or others. Theill$ startdsto benefit from this prf 1 egp riwsiOrii t ID _. I can vouch from my person 1 experience that many of our friends love to Visit Fountain Hills, but are pressed to stay at resotts or high end'hotels inScottsdale. We really don't have;the infrestrui re'necessary to.keep visitors, playing, 'eating and sieePitilf.Vit here In fountakl Hills. '°:blot to:mention the proposed project will also-be to a (104.ctftretion for our local residents.The amenitieswill r be world tiass for`everyone to enjoy. I urge you to pleura lend Our support to ter,Hinz anci7-:his team at the schecltde ''1 a . i ; - log. ape ,I . - ' .‘'t : ' I. . issa S,AI-Kliarusy 1.4850 E.eraridvje r , t. Unit 08 .,R r Fountain Hills,AZ 18S268 t . March 3, 2017 Robert and Christine Krass 14850 E. Grandview Drive#141 Fountain Hills,AZ 85268 The Honorable Linda Kavanagh and Town Council 16705 E Avenue of the Fountains Fountain Hills,AZ 85268 Dear Mayor Kavanagh and Town Council. We are writing in support of the Copperwynd Resort Expansion. We have belonged to the Copperwynd Club and lived in the Villas of Copperwynd since 2006. The Resort,Club and Restaurant have been a main source of our enjoyment while living in Arizona. The Club has always been extremely upscale and beautiful plus the location and views are the best anywhere in the Country. Bill Hinz and his staff have worked very hard since purchasing the Resort to make it even more beautiful and to be a good neighbor. The new Expansion will only continue to build on Copperwynd's already stellar reputation. The new addition to Copperwynd makes sense to us because of all the new homes/condos going into Adero Canyon. The facility will be able to offer more accommodations to friends, family and vacationers to this beautiful area,we call Home. It will also be a great benefit to the economic development and growth of the Town of Fountain Hills. We believe that an expansion to Copperwynd will also be a benefit to us personally in our property value,something we are sure you all hope for also. When the benefits of an expansion are so great and it can offer so much to the Town of Fountain Hills and the existing businesses and residents, it only makes sense to support the Expansion. Therefore,consider this letter of great support for the expansion of Copperwynd Resort. Cordi Ily, CILA , Robert and Christine Krass 810 459-2476 Dear Mayor and Fountain Hills Town Council , We have been members at Copperwynd since 2013. We have watched the Club transform into a beautiful resort. It offers fine dining, spa,fitness center, tennis, pickle ball and wonderful views. In order for Copperwynd to continue to grow and be successful long term, we agree and support current ownership's proposal for more hotel rooms and a conference center.To attract business and accommodate weddings and business conferences, more rooms are required and a conference center needs to be built. We believe this is a successful business model. Copperwynd is a gorgeous spot to vacation and a professional location for companies to conduct seminars.The expansion will create the Diamond on the hill. What a great facility for Fountain Hills to have.This location will bring many visitors to enjoy our town and be a good source of revenue to our local businesses. We believe this is a win win for everyone. We hope the town agrees how important it is to continue the renovations at Copperwynd. Sincerely Yours, Jill and Joe Gregory 9036 N Longfeather Fountain Hill,AZ • 85268 I I I Town of Fountain Hills Planning and Zoning Commission March 5,2017 Dear Commissioners: Please accept this letter in support of the new hospitality project for Copperwynd site. As I understand, the future project's elevation needs to seek your kind approval. I, as a resident of Fountain Hills appreciate your hard and diligent work assessing economic needs of the Town,while remaining sensitive to preserve our unique environment. To my humble opinion,the project does not disturb our pristine community,and will create potential to what we always wanted to see here. Tourists,whom we can share our beautiful lifestyle with,and who will support our community. That support is going beyond revenues gained from bed taxes,their spending in our shops or restaurants. In the bigger picture,those incomers will put Fountain Hills on the tourist map where it belongs! Thank you for considering my comment. Sarka Hulpachova 17132 E Kensington Fountain Hills,AZ 85268 March 6,2017 Mayor Kavanagh and Town Council We support the expansion of Copperwynd Resort and Club.We understand that the expansion is fundamental to the continuing success of the resort and to keep it a vital part of our community. As neighbors living in the Villas, we appreciate the thought and consideration put in to the design,so the expansion will have the most positive effect on our home. Gord and Bonny Bayda 205-14850 E Grandview Drive Fountain Hills Az.85268 Atk^FAIN TOWN OF FOUNTAIN HILLS oira4 z X Planning and Zoning :. • Board of Adjustment that A goo AGENDA ACTION FORM Meeting Date: March 9, 2017 Meeting Type: Regular Agenda Type: Regular Submitting Division: Planning & Zoning Staff Contact Information: Bob Rodgers, Development Services Director, rrodgers a(�fh.az.gov REQUEST TO PLANNING & ZONING COMMISSION: PUBLIC HEARING of ORDINANCE #17-03, amending the Fountain Hills Zoning Ordinance Chapter 25, by adding a new Section 25.03 to allow second-story and above residential dwelling units as permitted uses within the Downtown Entertainment Overlay District. Case #Z17-01 CONSIDERATION of ORDINANCE #17-03, amending the Fountain Hills Zoning Ordinance Chapter 25, by adding a new Section 25.03 to allow second-story and above residential dwelling units as permitted uses within the Downtown Entertainment Overlay District. Case # Z17-01 Applicant: The Town of Fountain Hills Applicant Contact Information: Planning & Zoning Division Property Location: Downtown Area Related Ordinance, Policy or Guiding Principle: Fountain Hills Zoning Ordinance Chapter 2 — Section 2.01 Amendments or Zone Changes Fountain Hills Zoning Ordinance Chapter 12 — Section 12.03.F Uses Subject to Special Use Permits Fountain Hills Zoning Ordinance Chapter 25 — Downtown Entertainment Overlay District Staff Summary (background): Town Council has expressed a desire to possibly amend the Town's downtown zoning ordinance so as to accommodate more residential density than is currently allowed while still retaining the commercial nature of the ground floor spaces. The TCCD zoning district is the only commercial district that permits mixed-use projects as permitted uses. Other commercial zoning districts require residential uses to have Special Use Permits in order to be included as part of a mixed-use project. This text amendment will allow residential uses to be included as permitted uses on upper stories in projects within the Downtown Entertainment Overlay District also. Thereby, making the regulations consistent throughout the entire downtown area. Currently, there are two underlying zoning districts within the Downtown Entertainment Overlay (C-2 and C-3) which will be affected by this amendment if it is adopted. Page 1 of 2 Residential in the Downtown Overlay P&Z 3/9/2017 As the intent of the amendment is to allow for an increased residential presence in the downtown area, it is not being recommended that the C-2 and C-3 zoning district regulations simply be amended allow residential uses by right since this would also affect many other areas of town with C-2 and C-3 zoning. This amendment will only affect properties that are located within the Downtown Entertainment Overlay District. Residential uses may be included only if the property owner / developer wishes to take advantage of the new ordinance provisions. There is no mandatory requirement that residential units be included. This proposal will not affect the underlying districts' use restrictions, building codes, height and coverage restrictions, ADA requirements and density allowances which will all remain requirements. Also, proposals for residential units to be created on the first floor will still be required to go through the Special Use Permit process. Risk Analysis (options or alternatives with implications): Adoption of the proposed ordinance amendments will allow residential dwelling units to be included in projects within the Downtown Entertainment Overlay District as permitted uses on the second story and above. Not adopting the amendments will maintain the current ordinance standards that require any request to include residential units within the Downtown Overlay area to receive approval of a Special Use Permit prior to being allowed to do so. Fiscal Impact (initial and ongoing costs; budget status): N/A Staff Recommendation(s): staff recommends that the Planning & Zoning Commission vote to forward the recommendation to the Town Council to approve the proposed text amendments to Chapter 25 of the Zoning Ordinance relating to residential uses being permitted in the Downtown Entertainment Overlay District as presented. SUGGESTED MOTION: Move to forward a recommendation to the Town Council to approve the proposed text amendments to Chapter 25 of the Zoning Ordinance relating to residential uses being permitted in the Downtown Entertainment Overlay District as presented. Attachment(s): Ordinance #17-03 Zoning Ordinance Chapter 25 Sub ' y: February 15, 2017 ev to me t Services Director Date Page 2 of 2 ORDINANCE 17-03 AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN OF FOUNTAIN HILLS, ARIZONA, AMENDING THE TOWN OF FOUNTAIN HILLS ZONING ORDINANCE, CHAPTER 25, ENTERTAINMENT OVERLAY DISTRICT, BY ADDING A NEW SECTION 25.03 PERMITTED USES. WHEREAS, the Mayor and Council of the Town of Fountain Hills (the "Town Council") approved Ordinance No. 93-22 which adopted the Zoning Ordinance for the Town of Fountain Hills (the"Zoning Ordinance"); and WHEREAS, the Town Council desires to amend the Zoning Ordinance to revise Chapter 25, Entertainment Overlay District, to allow residential dwellings as permitted uses within the Entertainment Overlay District; and .__e WHEREAS, in accordance with the Zoning Ordinance and pursuant to ARIZ. REV. STAT. § 9-462.04, public hearings regarding this Ordinance were advertised in the February 15, 2017 and February 22, 2017, editions of the Fountain Hills Times; and WHEREAS, public hearings were held by the Fountain Hills Planning and Zoning Commission on March 9, 2017, and by the Town Council on April 6, 2017. 4110, 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 Zoning Ordinance, Chapter 25, Entertainment Overlay District, is hereby amended by adding the following: Section 25.03 PERMITTED USES A. ANY PERMITTED USE IDENTIFIED IN THE UNDERLYING ZONING DISTRICTS. B. SINGLE OR MULTI-FAMILY RESIDENTIAL DWELLINGS LOCATED ON THE SECOND STORY OR ABOVE OF A BUILDING AND SUBJECT TO: 4 1. COMPLIANCE WITH THE INTERNATIONAL BUILDING CODES. 2. COMPLIANCE WITH UNDERLYING ZONING DISTRICT HEIGHT AND COVERAGE RESTRICTIONS. 3. A MAXIMUM OF EIGHT (8) DWELLING UNITS PER ACRE. 4 Bob's Draft 1 1 SECTION 4. If any section, subsection, sentence, clause, phrase or portion of this Slow Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. PASSED AND ADOPTED by the Mayor and Council of the Town of Fountain Hills, Arizona,April 6, 2017. FOR THE TOWN OF FOUNTAIN HILLS: ATTESTED TO: Linda M. Kavanagh, Mayor Bevelyn J. Bender, Town Clerk rz REVIEWED BY: = APPROVED AS TO FORM: Grady E. Miller, Town Manager — Andrew J. McGuire, Town Attorney 70. 4110, Bob's Draft 1 2 Town of Fountain Hills Zoning Ordinance Chapter 25 Entertainment Overlay District Sections: 25.01 Purpose and Intent 25.02 Provisions Applicable to all Uses • Page 1 of 4 November 4, 2016 Town of Fountain Hills Zoning Ordinance Chapter 25 L Section 25.01 Purpose and Intent The Entertainment Overlay District is an overlay zoning district covering portions of downtown within the Downtown Area Specific Plan area, as shown in Figure 25-1 below; any property located either partially or wholly within the district is allowed the uses in this Chapter. The overlay district is intended to allow for outdoor entertainment and uses to establish a more vibrant and active downtown area. The Entertainment Overlay District modifies the underlying zoning district regulations only to the extent specifically set forth in this Chapter. If not specifically modified in this Chapter, all of the regulations in effect in the underlying zoning districts will remain in full force and effect. [Figure 25-1 on following page] L Page 2 of 4 November 4, 2016 Town of Fountain Hills Zoning Ordinance Chapter 25 TOWN OF FOUNTAIN HILLS ENTERTAINMENT OVERLAY DISTRICT Figure 25-1 -q'\'' ' \'' ''' fall i- G2 i.w /'.,, PLAN6h ' R 5 0. `::: PLAZA 0``,1,RiA" Ru_P'., . 411, i TC ' 774 LI,,,-, ' ORJ I$ STARE ``. PAD ti, �y N 'L1 -'5 QRD�4 fi'tx. ' .. 'R-4 Teti)•`. R- W •:!JE F4�Pa Z85-17 �.,--�. x, S _ _(}_(}r�y.l 0 400' E00 I "" � �� A SCALE 1" coo' DATE: 8-11-16 ,.. N Page 3 of 4 November 4, 2016 Town of Fountain Hills Zoning Ordinance Chapter 25 Section 25.02 Provisions Applicable to all Uses A. Outdoor Entertainment is permitted at any establishment with dedicated outdoor seating areas for food and beverage service. B. Any recorded or live music or sound that is electronically amplified and played outside an establishment shall only be permitted at establishments with dedicated outdoor seating areas for food and beverage service. C. Establishments with dedicated outdoor seating areas for food and beverage service shall comply with the sound level requirements set forth in the Fountain Hills Town Code Section 11-1-7, as amended. D. Outdoor seating areas for food and beverage service shall comply with any applicable barrier requirements from the Arizona Department of Liquor Licenses and Control. E. Outdoor seating areas for food and beverage service are allowed within the sidewalk areas, provided an encroachment permit is • approved by the Town Council, in its sole discretion. Page 4 of 4 November 4, 2016 TOWN OF FOUNTAIN HILLS AIN fir. 4p go e,p D Planning and Zoning Z Board of Adjustment Z _ n ° w AGENDA ACTION FORM that is xv‘' Meeting Date: March 9, 2017 Agenda Type: Regular Meeting Type: Regular Submitting Department: Development Services Staff Contact Information: Marissa Moore, Senior Planner, 480-816-5139,mmoore@fh.az.gov REQUEST TO PLANNING & ZONING COMMISSION: PUBLIC HEARING to receive comments on a proposed SPECIAL USE PERMIT to allow custom solar golf car assembly and sales at 11605 East Saguaro Boulevard, located in the "C-2-Intermediate Commercial" zoning district. (Case#SU 2016-05) CONSIDERATION of a proposed SPECIAL USE PERMIT to allow custom solar golf car assembly and sales at 11605 East Saguaro Boulevard, located in the"C-2-Intermediate Commercial" zoning district. Case#SU 2016-05) Applicant: Louis R. Anderson Applicant Contact Information: 26208 N. Avenida Del Ray (480) 471-3189 Property Location: 11605 N. Saguaro Blvd, Fountain Hills, AZ 85268 Related Ordinance, Policy or Guiding Principle: 1. Zoning Ordinance - Section 2.02 Special Use Permits 2. Zoning Ordinance - Section 12.05.J and K. Uses Subject to Special Use Permits in C-2 Zoning Districts Only Staff Summary(background): EXISTING CONDITIONS: The subject property is an existing commercial building, located at 11605 N. Saguaro Boulevard. The area for which the request has been made is one unit of three commercial units on the ground floor of a two-story commercial building and is approximately 1400 square feet. The building is currently vacant, with the exception of the second-floor non-conforming residence. The subject property is adjacent to an auto repair shop on Saguaro 3oulevard to the north, and the Fountain Hills Unified Schools warehouse receiving and transportation department illi.r on Rand Drive to the east. Public access to the subject property is via the Saguaro Boulevard frontage road. There is also building access on Rand Drive via a screened gate. 11605 N.Saguaro—S-NAP Golf Cars P&Z 3/9/2017 Parking is common to all four(4) units on the property. The property is zoned C-2 —Intermediate Commercial. Surrounding Land Uses: North — Liberty Auto Center—Zoned C-2 South —Rand Drive, Fountain Hills Community Theater—Zoned C-2 East —F.H. Unified School Warehouse Receiving and Transportation Dept - Zoned C-2 West — Saguaro Boulevard, Multifamily Housing—Zoned R-3 REQUEST: This application requests approval of a Special Use Permit to allow custom solar golf car assembly and sales pursuant to Zoning Ordinance Section 12.05.J and 12.05.K. SPECIAL USE PERMIT: Section 12.05.J. Light assembly and storage as an accessory use if all of the following criteria are met: 1. Any assembly or storage areas associated with assembly activities shall not occupy more than fifty(50%) percent of enclosed building space used for the business. 2. There shall be no use of hazardous materials involved in the assembly operation(s). Section 12.05.K. New and used automobile, including outside display area, provided all sales and repair activities are conducted within a building. L►ection 2.02.D of the Zoning Ordinance indicates that the following factors should be considered in the review of a Special Use Permit: 1. Special conditions influencing its location. Staff Objective 3.2 of the Land Use Element of the Fountain Hills General Plan 2010 states, "The Town should study issues and implement solutions related to infill, revitalization, and redevelopment of the commercial land and existing uses along Shea Boulevard and Saguaro Boulevard. " Allowing an appropriate use for that specific area would promote revitalization. Approving a Special Use Permit that allows more intense uses than those that are generally permitted in commercial districts may help to foster jobs and services where people frequent for other non-residential needs. Per Section 2.02.A of the Zoning Ordinance, the intent of a Special Use Permit, "...is to allow special uses in specific locations within such districts that can be designed and developed in a manner which assures maximum compatibility with adjoining uses". Reviewing the permitted uses for the C-2 — Intermediate Commercial zoning district, staff believes compatibility of the uses exists: an auto repair shop and a transportation/warehouse hub on two sides; a theater and multi family development, separated by an arterial street, on the other two sides. This applicant has submitted a request for a more intense use (light assembly and auto sales) on the first floor of a building with similar and compatible uses nearby. 2. Proposed location of buildings, parking and other facilities. Staff. No new buildings are proposed. The existing parking is adequate to handle this existing use, along with any future commercial uses. The existing parking is located to the rear of the L building. It is currently used as storage and is gated. In order to meet the 12 required parking spaces, the storage containers and other materials located within the parking area would need to 11605 N.Saguaro—S-NAP Golf Cars P&Z 3/9/2017 be removed. One space would need to be designated as ADA accessible to meet minimum local (;) and federal parking requirements. The gates would have to remain open during business hours to accommodate customers. There is an access easement along the north side of the property in which no vehicles or materials can be stored. The applicant has also mentioned that they would like to use a ramp to move vehicles into and out of the work area of the subject unit in the building. This ramp would infringe on the access easement area when in use and thus should be portable and should not be located in this area for any duration longer than immediate loading and unloading activities. The dumpster is required to be located within an enclosure and is intended to meet the needs of the uses in the building. Trash generated by tenants must be disposed of on site. Should the Special Use Permit be approved, staff recommends that the logistics of the ramp and provisions of the trash receptacle be provided as stipulation of approval of a certificate of occupancy. 3. Amount of traffic likely to be generated. Staff The request will not generate any additional traffic in excess of the parking lot's circulation and design capacity. The applicant noted in their narrative (provided as an attachment) that only one golf car will be assembled at a time. Staff is recommending a stipulation that a storage area for the golf cars is provided to the rear of the building and not on the sides or front. This stipulation is based on the location of the property lines and easements. This storage should not take up any of the required parking spaces. 4. Influence that the above factors are likely to exert on adjoining properties. Staff: The character of the area immediately around the property is used for automotive repairs and transportation activities, as well as a community theater and arterial road that separates the property from a multi family residential development. Specific to the request for a Special Use Permit are the criteria set forth in Section 12.05.J "Light assembly and storage as an accessory use if all of the following criteria are met: 1. Any assembly or storage areas associated with assembly activities shall not occupy more than fifty (50%)percent of enclosed building space used for the business. 2. There shall be no use of hazardous materials involved in the assembly operation(s). Staff recommends these criteria be included as stipulations of approval of the Special Use Permit. These stipulations are provided in detail in "Staff Recommendations"below. Section 2.02.A of the Zoning Ordinance states, "Every zoning district contains certain buildings, structures and uses of land which are normal and complementary to permitted uses in the district, but which, by reason of their typical physical or operational characteristics, influence on the traffic function of adjacent streets, or similar conditions, are often incompatible with adjacent activities and uses. "Because a Special Use Permit is specific to the property and not the owner(s) or tenant(s), staff believes allowing light assembly and automobile sales and repairs adjacent to the permitted uses in the C-2 zoning district, specific to this location to be appropriate. In the applicant's narrative, they state, "There would be no adverse impact on the surrounding • properties. The operations would not entail any obtrusive light, noise or traffic. The grounds will be clean and clutter free and be presented in a professional manner. " 11605 N.Saguaro—S-NAP Golf Cars P&Z 3/9/2017 In order to recommend approval of a Special Use Permit, the findings of the Commission must be that the establishment, maintenance, or operation of the use or building applied for will not be detrimental to the public ,.:alth, safety, peace, comfort, and general welfare of persons residing or working in the neighborhood of such proposed use, nor shall it be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the town. The Commission may also recommend to the Town Council any conditions in connection with the Special Use Permit that it deems appropriate to secure the intent and purposes of the ordinance and may recommend requiring guarantees and evidence that the conditions are being, or will be, followed. Risk Analysis: Approval of the proposal will permit light assembly and golf car sales and repairs at the subject location. Denial of the proposal will require that the applicant either re-design portions of the project, provide additional information, or that the applicant move the use to a different property. Fiscal Impact: There is no immediate fiscal impact anticipated. Staff Recommendation(s): Staff recommends approval of the Special Use Permit subject to the following stipulations: 1. No occupancy permit shall be issued prior to the completion of the tenant improvement permitting process. Said improvements must be reviewed, approved, and pass inspections by the Planning & Zoning Administrator, the Fire Marshall, the Building Official, and the Town Engineer. The following, at a minimum, must be provided at the time a permit application for site improvements is submitted: 2. A detailed engineered site plan to include: a. Interior layout, detailing specific locations of the business within the subject building to determine the percentage of the building that is being used for assembly and storage, which cannot exceed fifty percent (50%) of the enclosed building space, and detailing ADA accessibility to the interior of the building; b. Parking lot layout including one (1) ADA accessible space with striping and signage that meets the Town Zoning Ordinance; c. Storage layout for golf cars not kept interior to the building, which cannot reduce on the required parking spaces; d. Delivery layout including specifications of construction and location of a ramp used to access the interior of the building as well as the location where it will be stored when not in use for deliveries; 3. The property owner must supply the Town with a signed and notarized agreement that there will be no hazardous materials, as defined by OSHA, and Safety Data Sheets must be provided to the Town Fire Marshall for all chemicals used on site as applicable; 4. The applicant and/or property owner must provide adequate waste receptacle and enclosure for the respective business(es); 5. Parking lot striping and signage must be completed prior to issuance of a Certificate of Occupancy. 6. Compliance with review comments from Fountain Hills Fire Department undated 7. Compliance with review comments from the acting Building Official dated 2/2/2017 8. Compliance with review comments from Fountain Hills Sanitary District dated 2/3/2017 9. A Certificate of Occupancy must be applied for and issued within 60 days of Town Council approval 11605 N.Saguaro—S-NAP Golf Cars P&Z 3/9/2017 Noir UGGESTED MOTIONS: Move to FORWARD A RECOMMENDATION to Town Council to approve the proposed SPECIAL USE PERMIT to allow custom solar golf car assembly and sales at 11605 North Saguaro Boulevard, located in the "C2- Intermediate Commercial" zoning district, subject to the stipulations recommended by staff as outlined in the staff report. Attachments: 1. Application 2. Applicant's Narrative and Business Details (4 pages) 3. Plat Map 4. Location Map 5. Photos (2 pgs) 6. Interior floor plan (estimated) 7. Site Plan 8. Review comments from Fountain Hills Fire Department undated 9. Review comments from the acting Building Official dated 2/2/2017 10. Review comments from Fountain Hills Sanitary District dated 2/3/2017 Sub ' ted by: Approved by: CA7, Ma 'ssa Moore, AICP 2/23/2017 Robert Rodgers i_ I` 2/23/2017 Senior Planner Date Development Se ices Director Date (iiir Ile A.„l ni At DO Not write in this space—official use only w"% / v y''‘ Filing Date t� AItf " ' Accepted By ��Nix:0 t-4 Fee Accepted (!I i-k5. 60 • wr lair :� Case Manager MCPASS6. 1.1.r+4U (hilt is Mtn The Town of Fountain Hills PLANNING & ZONING DEPARTMENT - APPLICATION Abandonment (Plat or Condominium) Appeal of Administrator's Interpretation Area Specific Plan &Amendments Concept Plan Condominium Plat Cut/Fill Waiver Development Agreement HPE Change or Abandonment General Plan Amendment Ordinance (Text Amendment) Planned Unit Development Preliminary/ Final Plat Replat (Lot joins, lot splits, lot line adjustments) Rezoning (Map) ✓ Special Use Permit &Amendments Site Plan Review (vehicles sales) _ , Temporary Use Permit(Median Fee, if applicable) Variance Other PROJECT NAME / NATURE OF PROJECT: , Iiiiii,. LEGAL DESCRIPTION: Plat Name Fountain Hills Arizona Final Plat No.302 Block 4 Lot 6 PROPERTY ADDRESS: 11605WSaguaro Blvd.,Fountain Hills,AZ 85268 PARCEL SIZE (Acres) ASSESSOR PARCEL NUMBER 176-08-465A NUMBER OF UNITS PROPOSED N/A TRACTS N/A EXISTING ZONING N/A PROPOSED ZONING N/A A licant Mrs.Mr. Louis R.Anderson - S-NAP Golf Cars LLC Day Phone 480 471-3189 ✓ Ms. Address: 26209 N Avenida Del Ray City: Rio Verde State: AZ Zip: 85263 Email: s-napgolfcars@cox.net Owner Mrs. Leonard Miceli Day Phone 480-233-9911 ✓ Mr. Ms. Address: 11605 E Saguaro Blvd. City: Fountain Hills State: AZ Zip: 85268 If application is being submitted by someone other than the owner of the property under consideration,the section below must be completed. 214 , 1SIGNATURE OF OWNE9' DATE I HEREBY AUTHORIZE TO FILE THIS APPLICATION. Please Print Subscribed and sworn before me this day of , 20 . So,,,,, My Commission Expires Notary Public MUNIS -i O APPLICATION # 5At)U '05- S-NAP(Solar-Nature's Alternative Power)Golf Cars, LLC L 11605 N. Saguaro Blvd., Suite A Fountain Hills, AZ 85268 NARRATIVE REPORT We are pleased to present to you, our upcoming launch for S-NAP Golf Cars in Fountain Hills,Arizona. S-NAP Golf Cars will be introducing our solar powered golf cars to the private and public sector throughout the greater Phoenix area. We have been working hard over the past 3 years to be able to get to where we are today and be ready to move forward with this exciting new venture. With a combined total of 40 years of experience in the golf car sales and service area,we feel we are prepared to handle the introduction of this new product with complete confidence. We are launching S-NAP Golf Cars to capture a new audience who look for an energy saving"green" method of transportation in the golf car industry. And what better place to present this innovative product than the "Valley Of The Sun". Our new facility will include a showroom for display of the solar powered golf cars and an information (1I1► area for selection of body colors, upholstery fabric and accessories. The golf car is custom built per each client's specifications. The facility will also include an assembly area for the golf car as well as a parts room. Only one custom golf car will be assembled at a time to ensure quality control and to present an outstanding product. The conversion process includes: 1. Acquisition of late vintage golf cars from supplier. 2. Dis-assemble golf car retaining chassis components as needed. 3. Acquire custom body and parts per client's specifications. 4. Install custom body,windshield,tires &wheels, dash tray, upholstered seats, lights, turn signals, etc. (street legal) 5. Install solar panel with custom frame, controller, etc. 6. Install AGM (absorbed glass mat) sealed batteries which is a "green" maintenance and corrosion free battery. There would be no adverse impact to the surrounding properties. The operations would not entail any obtrusive light, noise or traffic. The grounds will be clean and clutter-free and be presented in a professional manner. L • • 4. S-NAP Golf • Solar - Nature's Alternative Power Introducing the First True Solar Golf Car N= r ' ."'' tandard Features Dash Tray 1 Energy Meter ..r••;; ,,,,,, 12" Tires & Wheels Retractable Seat Belts Rack & Pinion Steering froi Wink Rear View Mirror Premium Contoured Seats Head, Tail and Brake Lights $8495.00 Locking Glove Compartment Turn Signals, Horn & 4-Way Flasher Plus Tax High-Impact ABS Acrylic Plastic Body (Solid Color Throughout) Maintenance Free AGM Full RiverBatteries * Upsolar M255 Watt Photo Voltac Solar Panel (*Increases battery life & maximizes battery capacity) **Gensun 8amp 48Volt MPPT Controller *(Adapts to changing sun-light condition 15 times per second) Contact: 26209 N. Avenida Del Ray, Rio Verde, AZ 85263 Office: (480) 219-3000 Cell: (602) 321-2124 mail: s-napgolfcars@cox.net Website: s-napgolfcars.com \r 'tee S-NAP Golf Cars LLC - 11605 N. Saguaro Boulevard, Fountain Hills, AZ vow Chemicals: Stored in metal fire-proof cabinet Plastic Cleaner Waterless car wash polish Tire Black Goof-Off Spot & Stain Remover Krylon Plastic Spray Paint for touch-up Tools: Stored in tool box or wall rack Socket Set Miscellaneous size screwdrivers, wrenches Electric Drill Pliers Parts: Stored in parts room 48-Volt Electric Golf Car (placed in assembly area) Impregnated color plastic body (non-painted) Impregnated color dash & cup-holder accents Poly Carbonate Dash Tray Poly Carbonate Plastic windshield Wink rear-view mirror Upholstered seats Tires Custom Wheels w/lug nuts Outdoor carpet Custom 33" X 32" flat steel roof support 260 Watt Solar Panel—cardboard wrapped for storage Genasun 8 AMP 48-Volt Controller 6' 12 gauge wire Custom light kit (headlights, tail lights, turning signals, wiring harness,etc) Nuts, bolts & washers 48 Volt State of Charge Meter Full River AGM Battery: (Sealed Non-Spillable/Non-Hazardous Maintenance Free Deep Cycle AGM Battery) Additional golf car conversions will be stored off-site at Adobe RV Storage, Fountain Hills Non-Usable parts will be moved to Scottsdale location for resale or disposal. NON-SPftUtT1N&44IALADOUS Maintenance-Free Deep CycIeeGM Battery L J � -I I- J kF k 1x Y IIM9( E ! 1.1 1 " Fullriver Battery Mfg. Co. Ltd. ' fii Made in China DELIVERY APPROVED! LAND, SEA & AIR . : -. `� Fullriver batteries are sealed lead acid batteries made with Absorbed Glass Mat (AGM) technology. ,The -` electrolyte is absorbed into the fiberglass separator material rather than in a free-flowing liquid form. Fullriver batteries are non-spillable electric storage batteries. They are exempt from the requirements of DOT's hazardous materials regulations, since they adhere to the requirements of code 49 CFR Section 173.159(D)-(CLASSIFIED APPROVED:DOT,CFR,HMR49,IATA,ICA067,1MDG27) MODEL DC180-8 GROUP SIZE GC8 0 TERMINAL TYPE M8 DIMENSIONS 7.17"(182 mm)W x 10.24"(260 mm) L x 10.55"(268 mm) H WEIGHT 74.96 lbs. (34 kg) Fullriver Battery Manufacture Co, Ltd. have the following quality standards =r . r • ISO 9001, ISO 14001, OHSAS 18001, IEC60896-2, IEC61056-1 • UL 1989, 1999(Standby Batteries) 4,;i,`� V • CE (Electric Components) • Meets IMDG vibration & pressure differential tests of International Maritime dangerous goods regulations FOLLOW US ONLINE i '-' ''''*' ''' f:! Tube + 11605 N.Saguaro-S-NAP Golf Cars P&Z 3/9/2017 Attachment 1. Plat Map 4u) m W a W 2 \ L. -it., NIt. 'J ,. i S C I 4 S u p - Z NN 1 x f mill Im. a ui �: m = i � T J �� Z • .4 rt „,y, d•e'o.J .ice ! �'a ., 1 O 9 t t /// JLL .4 .r,Y a JO 1 e ~ /7. • • e 9 t �,� ,;/4‘ Y 4-*.x,rR�o ..yrrsae +t�4,' i M m .. I O • t V Y k: O ....eilif, '4-, k ..... • ,' -'43)*'... kilt 'Itt C>'' " 41' 1*: ‘1 lc„,..... . ' ''.....,.. .,.1 ' ,44ft 'A'11 I :4,. ..,. .., ,,,, ,,, ,, , • ; III \) . `+ •jam+ ! �'J•r . .. :. 0 ,•C_....... ...., . : A ,,, si. i .iz 4 ,.. • .,,:. .l--e a y .• m /# er ..» v. 4. ; 1w� I 4 a yyt� a v i' ,H ;w• ! : ,t o a I r- o' eic 11605 N.Saguaro—S-NAP Golf Cars P&Z 3/9/2017 Attachment 2. Location Map r �. 2 � t �•'`ti' n• ` � ^� � � /4.,,, ��i 3err a �/f " ! r ram„ �I ti, (r4. x� >� .�• .mac • f '-x• 8: � � 3 C am# -� , , VG yam f ! C' 4i1:' ^ ,i, ,,,,,I.::_' ill$10, ,, �' :. ` ° Subject Property fi Y 'e ''''::, "` a a =:fi '; s f"`r. �° A V - ,': m � .gyp,, � � � _ "�� � � � �tx K.: ::,...,-,* .., li.": .-1.. \\‘7\ 'T , \ \ , - .,,,,," --. -----': , . -.... - qi - art r,. •, ,.. it - 1 n� < 6 0 11605 N.Saguaro—S-NAP Golf Cars P&Z 3/9/2017 .ttachment 3. Photos «.+ e;"�'hP" x r `.'m' y` a a�'�+"'`it"�r.��'t uda "' is roar KoERR RimERWE GALLERY Google Earth street view from N. Saguaro Blvd frontage road Goo«Ie Ertl; Google Earth street view from Rand looking towards N. Saguaro Blvd. L 11605 N.Saguaro—S-NAP Golf Cars P&Z 3/9/2017 ( Lis coon mat Rem aura 1 , \ Google Earth Google Earth street view from N. Saguaro Blvd. frontage road looking southeast Community ,� .. Theater , Subject Property , _ '''''''-- / ' ' '''' ) --- - .. / --/ Multi-family housing -itrrrrri.'"' JP' . ' . ti Ittil'' FHSD Trans. and �L � � r warehouse tril receiving t� ...., I\ -- i \ \\ gid. .:41" .., ' Auto repair �I"� �.� business .°': 00 r enn,.z r. �; -Gd Ie Ea`i-=- l Google Earth 3-D aerial image looking southwest. L 11605 N.Saguaro—S-NAP Golf Cars P&Z 3/9/2017 ` i _ • • ,, \,, ... .› , .. L-,' ,.. - .....„, ,,,,,,,es%' -- - ' ,...,, . , ..._ . .. - J Ii i 1 i i1 ,.. .. , , ., , . •4,,..„ ,n f'+ 1,,IV' 5 • \ . . , 400 SF 500 SF • lr"' . - \ \ . lt:'.. ¢ 1% t w .. x \ er,, a � „-, „a,. ^.r• � 1 clterior floor plan (estimated) I I L ern ' ca LU y v \W �0 I I ,'o /Zm -.ce m Oim I zOro 0 4 O5 Inc.iv„. _1 ° N pp,0 I QEa 1'' •oWQZ o ( D _I Z Qa oz w>w� �i�� 3 IP i!h .L i W W M 8 Z ww z_azw ��/��j f_r o �~ a� Z as �3�1 �% —J ZiJ l`� d O(n a^ OwEOEN c n• ,wwi MO Fm0 1- ¢ a�w N��w W t »v 0 . . . �VIa7 mr H dAl ,6 ,S3DVdS 6 i ,S37VdS £ dAl 7 'H w s E ..4 0 4 ? 1 . SERVICE RD i 4 j 1 I SAGUARO BLVD .. a .r Fountain Hills Fire Department tyTAIN�j o° Office of the Fire Marshal Jason S. Payne Assistant Fire Chief/ Fire Marshal 16705 E. Avenue of the Fountains Fountain Hills, AZ 85268 / (480) 816-5114 jRE nEp �� Fax (480) 837-6167 www.fh.az.gov To: Bob Rodgers From: Jason S. Payne Re: S-NAP Golf Cars I have reviewed this Special Use Permit#SU-2016-05 Plat 302,BLK 4, Lot 6 at 11605 North Saguaro Blvd. Bellow are my comments. • Hazardous Material Storage detail needed. • Waste storage and disposal of hazardous materials detail needed. • Maximum allowable Hazardous Materials quantities 2012 IFC 5003.1.1 detail. • If hazardous materials storage over towns limits, SARA Title III reporting compliant detail is required. • Non-Transient residence in a commercial zoned building must meet building code requirements of fire separation, and barrier if allowed under Towns Zoning code. • Fire Separation between R occupancy, and B detail and requirements. • Current Fire Sprinkler system will need to be up to code with correct head spacing, and flow requirements for type of Business. Jason S. Payne 3 „m Z/Z //7 14VG YCtijC 4/cd/ t41S yec. t4./ vsc I- 2 5 q- Zola-c5S /aGS -cc! a I- // ° /`o Ay vri O /7/k 4h 4/ GVo 'fd like - - Gave ovicol/' 45 loy✓S PC'' lire 20/Z z cec 3VC:S /1 Doz. OGc__ 40.7 e.y O t' 4 014 kvI/df Kf5 Gclv(Sioin d/ 1 c _ $,t fl e y✓ovP a O C v pe yr Gr cs or Iy d f rgcor f- yvovio • ', OGC c1p •t H we a 5/ vn kus 5 Gi wi Zit.” �s 414de- 14 Ati 714c ere vire tti 1S AeJ Geld 7‘'" 5c 4 G t'!S/oh ro vto of o G c yet ye re.s . rh c � /1c6.. 544. ._ re h eb7 714 c Serkic e.S rei is r<cred deSt�r i f eo cSSiorr 4/ 1' Wan'irrtn ieeuen limed ipo_trot' O cc_crp€n cry 4•�c/ YGrr Con h✓.s-r4yee. ' M 744e. Goole 4f P•C-- 44o���AIN�lc', FOUNTAIN HILLS SANITARY DISTRICT 16941 E. PEPPERWOOD CIRCLE n FOUNTAIN HILLS, AZ 85268-2901 �fj �4ti TELEPHONE: 480 837 9444 FAX: 480 837 081 `' ,,r,,�,"� 111 "1"-\,te 'CRY DIS www.az-fhsd.gov Y. FEB BY: DATE: February 3, 2017 MEMO TO: Marissa Moore Town of Fountain Hills FROM: Chris Kiriiuk RE: S-NAP Golf Cars LLC 11605 N. Saguaro Boulevard Case No. SU2016-05 (M#7420) First Submittal I have reviewed the above referenced submittal for conformance with District requirements and have the following comments: 1. With the potential for acidic and/or hazardous materials on site, the District emphasizes in its Rules and Regulations the prohibition of the discharge of any material with a pH of 5.5 or lower. 2. This address is currently being billed for commercial use. If the current residential facilities upstairs are brought up to code and remain in place, this address will continue to be billed at the higher commercial rate until such time as a separate water meter is installed solely dedicated for residential use. cc: Louis R. Anderson 26209 N. Avenida Del Rey Rio Verde, AZ 85263 Leonard Micelli 11605 N. Saguaro Boulevard Fountain Hills, AZ 85268 Hazel Cunningham Bill Cunningham /cdk TOWN OF FOUNTAIN HILLS kO��yT AIN 1/k ( etp _ IX Planning and Zoning ao Board of Adjustment 1,1r4at is t4:6* AGENDA ACTION FORM Meeting Date: March 9, 2017 Agenda Type: Regular Meeting Type: Regular Submitting Department: Development Services Staff Contact Information: Marissa Moore, Senior Planner, 480-816-5139, mmoore@fh.az.gov REQUEST TO PLANNING & ZONING COMMISSION: PUBLIC HEARING to receive comments on a proposed SPECIAL USE PERMIT to allow a single family residential dwelling unit at 16810 E. El Pueblo Boulevard, located in the "C-C — Common Commercial" zoning district. (Case#SU 2017-02) CONSIDERATION of a proposed SPECIAL USE PERMIT to allow a single family residential dwelling unit at 16810 E. El Pueblo, located in the"C-C—Common Commercial" zoning district. (Case#SU 2017-02) Applicant: Dennis Sypkens Applicant Contact Information: 7339 E. Williams Dr. #27483., Fountain Hills, AZ 85268 (480) 696-9201 Property Location: 16810 E. El Pueblo, Fountain Hills, AZ 85268 Related Ordinance, Policy or Guiding Principle: 1. Zoning Ordinance - Section 2.02 Special Use Permits 2. Zoning Ordinance - Section 2.04 Site Plan Review Regulations 3. Zoning Ordinance - Section 12.05 Uses Subject to Special Use Permits in C-C Zoning Districts Only Staff Summary (background): EXISTING CONDITIONS: The subject property is an existing commercial building, located at 16810 E. El Pueblo Blvd. The area for which the request has been made is approximately 1500 square feet of the 2500 square-foot second story of a two-story commercial building. The building is currently vacant. Public access to the subject property is via the parking lot in front of the building to the east. There is also building access on the north side of the building via a ;dicated alley. The building was constructed in 1998. According to Town Business License data, no business associated with this building has been registered in at least the last six years. Sypkens—Single-family Residence P&Z 3/09/2017 Parking is common to all 13 parcels on the block. The property is zoned C-C —Common Commercial. Cie-rounding Land Uses: North —A dedicated alley,vacant land, Desert Creek Fellowship, and the Fountain Hills Charter School—Zoned C-C South —Adobe Wine& Liquors and The Hills pizza restaurant—Zoned C-C East —A parking lot and vacant land—Zoned C-C West —An alley and vacant land—Zoned C-C REQUEST: This application requests approval of a Special Use Permit to allow a single-family residence in the C-C pursuant to Zoning Ordinance Section 12.05.F. SPECIAL USE PERMIT: Section 12.05.F. of the Zoning Ordinance allows single-family residences within the C-C zoning district with a Special Use Permit. Section 2.02.D of the Zoning Ordinance indicates that the following factors should be considered in the review of a Special Use Permit: 1. Special conditions influencing its location. Staff Allowing residential uses in commercial districts helps to foster jobs and services where people can live, work, shop and play within a given neighborhood. A different perspective is evaluating the incorporation of mixed uses versus multiple uses, where one — mixed uses - integrates complimentary uses, while the other—multiple uses -potentially has non-related uses adjacent to each other. Multiple uses may lack connectivity in form and function. Mixed uses tend to integrate various types of residential density with nearby or adjacent offices and businesses supporting the residential uses, and vice versa. In other words, mixed-use development typically entails a mix of office, retail, and housing. Per Section 2.02.A of the Zoning Ordinance, the intent of a Special Use Permit, "...is to allow special uses in specific locations within such districts that can be designed and developed in a manner which assures maximum compatibility with adjoining uses". Reviewing the permitted uses for the C-C — Common Commercial zoning district, the mutually-supported uses may exist. Because the use goes with the land and the owner(s) and not the applicant(s) or resident(s), consideration should be given to the potential for different demographic groups to use the subject property as a residence, including elderly and minor children. Staff believes that a residence within walking distance from a restaurant, a fellowship hall, and schools is appropriate. Applicant: I am hoping that this will be good for the community to have the building full of businesses to add value to the community and area and town as a whole. The plan is to have a business operate out of Fountain Hills to help the homeless in downtown Phoenix. For members of the community that would like to help I would like to use the shuttle van to provide them free travel.(I have motivations on a personal level) that are best accomplished by making the building a viable profitable center for multiple businesses, which I will work hard to do everyday. 2. Proposed location of buildings,parking and other facilities. Staff: No new buildings are proposed. The existing parking is adequate to handle this existing ® use, along with any future ground floor commercial uses. The applicant has provided a letter from the property manager stating parking spaces for the residence are permitted within the large parking lot supporting this commercial block Sypkens—Single-family Residence P&Z 3/09/2017 Applicant:I will be using 3 parking spaces for the residence, with one of the parking spaces being a larger size out of the way, so that I may have a shuttle van or shuttle bus to be able to do my volunteer work and charity work. 3. Amount of traffic likely to be generated. Staff The request will not generate any additional traffic in excess of the parking lot's circulation and design capacity. 4. Influence that the above factors are likely to exert on adjoining properties. Staff The character of the area immediately around the property is used for a wine and liquor store, a pizza restaurant, a fellowship hall, a school, and a daycare center. Noise, litter, or other undesirable conditions that could negatively affect the area are not expected if the subject property has a single-family residence. However, impacts on those using the subject property, whatever the adjacent uses may be, should also be taken into consideration. Section 2.02.A of the Zoning Ordinance states, "Every zoning district contains certain buildings, structures and uses of land which are normal and complementary to permitted uses in the district, but which, by reason of their typical physical or operational characteristics, influence on the traffic function of adjacent streets, or similar conditions, are often incompatible with adjacent activities and uses."Because a special use permit is specific to the property and not the owner(s) or tenant(s), allowing a residence adjacent to the permitted uses in the C-C zoning district may result in conflicts. For example, should children move into the second floor of this structure, their uses of the property may include recreation such as playing sports and games, and other general 11) pedestrian activities in the parking areas and drive aisles surrounding the building. This conflict may impact both the residents and the commercial tenants in and near the building. Alternatively, providing housing for owners and/or employees of the commercial space on the first floor or to nearby business(es) integrates a connection between where people work and where they live, and may provide a more balanced approach to housing options for a diverse community. It may also support the community's economic vitality by providing housing that suits the needs of the community's workforce. Applicant: There will be no adverse effects to the community. In order to recommend approval of a Special Use Permit, the findings of the Commission must be that the establishment, maintenance, or operation of the use or building applied for will not be detrimental to the public health, safety, peace, comfort, and general welfare of persons residing or working in the neighborhood of such proposed use, nor shall it be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the town. The Commission may also recommend to the Town Council any conditions in connection with the Special Use Permit that it deems appropriate to secure the intent and purposes of the ordinance and may recommend requiring guarantees and evidence that the conditions are being, or will be, followed. Risk Analysis: Approval of the proposal will permit a single-family residence on the second floor at the subject location. enial of the proposal will require that the applicant either re-design portions of the project and/or provide additional information, or that the applicant discontinue the residential use at the subject property. Sypkens—Single-family Residence P&Z 3/09/2017 Fiscal Impact: were is no immediate fiscal impact anticipated. Staff Recommendation(s): Staff recommends approval of the Special Use Permit subject to the following stipulations: 1. No occupancy permit shall be issued prior to the completion of the tenant improvement permitting process. Said improvements must be reviewed, approved, and pass inspections by the Planning & Zoning Administrator, the Fire Marshall, the Building Official, and the Town Engineer. The following, at a minimum, must be provided at the time a permit application for site improvements is submitted: a. Striping of at least two (2) parking spaces for the residential use in addition to one (1) ADA striped and signed parking space; parking lot striping and signage must be completed prior to issuance of a Certificate of Occupancy. b. Compliance with review comments from Fountain Hills Fire Department dated, not dated (see attached); c. Compliance with review comments from the acting Building Official, dated 2/2/2017 (see attached); d. Compliance with review comments from Fountain Hills Sanitary District, dated 2/6/2017 (see attached); e. Compliance with review comments from the Town Engineer, dated 2/8/2017 (see attached); f. All interior renovations required to meet Building and Fire Safety Codes must be completed and pass inspection prior to issuance of a Certificate of Occupancy; 2. A Certificate of Occupancy must be applied for and granted within 60 days of Town Council approval L UGGESTED MOTIONS: ove to FORWARD A RECOMMENDATION to Town Council to approve the proposed SPECIAL USE PERMIT to allow a single-family residence at 16810 E. El Pueblo Boulevard, located in the "C-C- Common Commercial" zoning district, subject to the stipulations recommended by staff as outlined in the staff report. Attachment(s): 1. Application 2. Applicant's Narrative (15 pgs) 3. Existing and proposed upstairs floor plans (2 pages) 4. Location Map 5. Photos (3 pgs) 6. Plat Map 7. Letter from Property Manager addressing parking 8. Review comments from Fountain Hills Fire Department, not dated 9. Review comments from Building Official, dated 2/2/2017 10. Review comments from Fountain Hills Sanitary District, dated 2/6/2017 11. Review Comments from Town Engineer, dated 2/8/2017 Submitted by: Approved by: prilft 'Larks Moore, AIC 2/23/2017 Robert Rodgeii/ 2/23/2017 Senior Planner Date Development ' -rvices Director Date . ,4T AIN„Iv,t DO Not write in this space—official use only 4,07 / •vetr, Filing Date 4 ( Z-( ," o .. Accepted By V t VS c W '() Fee Accepted 110,00 GIB' �- „o: : Case Manager MAY.-i5S 0(.-, �a 9',rt�nt� i A"�"• The Town of Fountain Hills q ? U PLANNING & ZONING DEPARTMENT - APPLICATION � 1 620 Nita, Abandonment(Plat or Condominium) Appeal of Administrator's Interpretation 1^-- 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 I Final Plat Replat (Lot joins, lot splits, lot line adjust ents) Rezoning (Map) • Special Use Permit&Amendments j�acjC- Site Plan Review (vehicles sales) Temporary Use Permit(Median Fee, if applicable) Variance Other PROJECT NAME / NATURE OF PROJECT: LEGAL DESCRIPTION: P,I)at Name 1 Q(l Block 1 Lot PROPERTY ADDRESS: f Si 1v f� . 11.-- 10JI;tiL0 (ALL//),ravtrT4-in/; t./S;f{2/ Sir• PARCEL SIZE (Acres) _ ASSESSOR PARCEL NUMBER I - t1- %- NUMBER OF UNITS PROPOSED I=0U k TRACTS EXISTING ZONING • PROPOSED ZONING i es'i l20-'in/i�- 2J1F) ROCK A• I Iicant I/�(f o f �' `1 J 4-/F=/267/ 111 Mrs. O 1\"l ' f ,3 ` �I� r< E N`) Day Phone .• Mr. �4" F • 1,cilLL I,'-l"�1_5- 1) tt Ci 7V c ' : %<}.�- Zip: K,-5'z.�S�s • Ms. Address: 733 �' �' Email: ()LJ\IN1.. ,. S y1OK s e m */L, (-c,,ill Owner ( -- ., t (-7-,2)(ag 1-(' 9 /�' _ Mrs. c)Se�� V ` �z Day Phone 4° Ms. Address: Q ) S S,i tl, a * ./4•1`/ City: 1City: -ipi.44pc State: /E 4 Zip: sc--03 / If application is being submitted by som /e o er tha the owner of the property under consideration,the section below must be completed ^ / SIGNATURE OF OWNER DATE I(/`i i I(;: I HEREBY AUTHORIZE \Dew\ ' S Sye L e `' TO FILE THIS APPLICATION. 4 Pie se Print 20 Sub �/d and rn oefore m this day of ISot�etYt_�xr' 'ti ct�u f2Q My Commission Expires 4 .y .1)-"bn NI k. MUNIS ✓� �1 KATHLEEN L.CAMPOS APPLICATION #b ik V / T Notary Put*-Staw°Mai % ^' MAR1COPA COUNTY '. �•• µy Conmtesion Expires FNnuerY 4,2017 Business Site Proposal For 16810 East El Pueblo Blvd Fountain Hills, Arizona Hi Bob. The revised plan for the building is to make 1 residence on the second floor for roughly a little more than half of the floor space and to leave the rest commercial. I've had consultation with the architect, and contractors, and Realtors, and home inspector, and it seems that this will be the route that would need the least amount of construction costs and least amount of change to the building. I am hoping that this will help facilitate an approval for the special use permit. The main stairs on the north side of the building that go up to the second floor for the commercial side will not need to be changed under this proposal. • On the 2nd floor from west to east is just a small opening in the hallway that will be easy to close up to separate the commercial from residential on the second floor. Please see the attached exhibits which show the difference between the current and proposed plans which will place just one residence on the second floor. It is my understanding that by doing this we will not have to change any of the stairs, hallways or entrances on the building at all. Making the entire top floor residential would entail changing the access to the second floor and maybe having to change the entrance going to the second floor for access. This current plan allows for the entire bottom floor and half the top floor to stay exactly the same with no changes. I am proposing to make 1 unit on the top floor for 1 residence. A 3 bedroom home, please see attached exhibit. I would like to add two 4'x4' Windows to the third bedroom and two 4'x4' windows to the kitchen. The residence will have a great room concept with the one wall between the kitchen and living room being removed, and a kitchen �`"` island being placed between the two areas. Also, to make it two full bathrooms I have increased the size of the current bathroom to accommodate a bathtub. And also the master is right next to plumbing for the current adjacent bathroom and I would like to tap into that water if possible so that there is not as much distance to plumb the master bathroom. This new proposal has the least amount of change to the building, and the only visible difference from the outside of the building would be the addition of two windows for the bedroom and two windows for the kitchen. everything else will stay exactly the same with no changes. I would like to in the future be able to put a nice aesthetically pleasing door as the entrance to the residents on the first floor to make it look nicer and more appealing. This new plan, is my understanding, will have the least amount of change and least amount of impact possible. 0 This new plan incorporates feedback from the home p inspector, the contractors, the architect, and the realtor's. Much thought from many parties has gone into this, and I hope you like it. There will be no adverse effects to the community. I am hoping to be able to manage the building personally while living there as a resident. My plan is to operate a business out of one of the office suites, and a charity out of another, and be able to rent out the rest of the office spaces to successfull businesses. I am hoping that this will be good for the community to have the building full of businesses to add value to the community and area and town as a whole. Bob, one of my main goals is to help the community and the world in my little way before I pass. This is really my main motivation for this entire project. I realize this may not have a place in a business transaction. I would like to add value 4 to humanity before I pass on. I have also been looking into businesses that I can start that are employee-owned that will provide good jobs to people and also give them the 41 profit directly from the business. I really am not looking to make a lot of money myself, but rather my sincere wish is to make the people's lives around me better. If I can start businesses and charities that will survive me, and continue to help people after I am gone, then I would have accomplished my real goals for this property and other things I am doing. , , ,46$ s i ir 4,fr=( s • { 4 r 4141,04 •T 14 dam« This is me with a Syrian refugee I was helping, and he was helping me give coffee to the homeless. This is an elderly lady in her nineties living in a modest mobile home park in Phoenix that I bring pizza to once a month. She can not Drive anymore, so I bring her Pizza once a month from her favorite pizza Papa Murphy's. And I make it for her in her oven and spend a little time with her so she can have her favorite pizza. Mink ' 0 — ,....---- . ...1.. .._ .. ....... „iiii ..„..,. - ...-....„. ... 4st , . ""friwoolift ,e '"'" . ",'• A „ . ,.- , .,„ •,.,..„, . Jf .,.. . • .. ... ... . ., ,.. ....... ....,., ,„. .. . . . . :„. . , .. , . .• .... 4.. „, ,.. . , . . .. , , • ' ' ...... . . • , ..e • •• ,, • 0 ' . , .,. • "T=144**4."'''' ''''''''''''14';-o.:;titittt4itt; ' . '' '''''''''''..to:t-oFtoqittttlititott'':,' 4.''' ' —'' "' - . /f ''' to •, . 0 ,,o o 4 .:: ..,-- r:.:t..... .. . , ,, ... .., .,.. . ., . 77.16' 11 . 0 0 , _ ......................_..... ��yyyy q Iwo-'' § s. s , 64, � ✓;' ' '� 01. , Ri;.... te e/ a > r" ,:x 0 { Vic# s1 eO r() w i ,'„. ' 00 T, R .. , 4 ,,, I have restaurants, businesses, and families volunteering time and provisions to help me so I can bring items down to homeless in downtown Phoenix. „of • • E � ., Sometimes at 4 o'clock in the morning in the winter I get up early to make homemade gourmet coffee for the homeless 40 special to drink will have somethingnice and so that they when they get up and are cold on winter mornings fr 0 1 r " (f a ram.. k` t O. p — 6 i °` , • i t't-'??, 40 0 , s , . v 1f rlr w "7..,.SA '•per 1 ♦ I f- "�e....... +�wW Mit • Y It ‘11 r ' \.41441: OOP r —:-.77:44 ,,, 4 111 . -„ C i "z.4 'fi e: �_ FE. ! _ u .y" � w." Rrs 45 ui,y ^' , r • Sometimes the lines for my gormet coffee, clothing, food, donuts, supplies, candy, meals, and miscellaneous items go all the way around the block for people in need of these things. I have gotten very good feedback that I make the best coffee and they appreciate that I keep it strong and I add good flavors making sometimes hazelnut coffee or vanilla coffee and other things. They have told me that o many times their coffee is watered down and they appreciate the quality of what I give to them. it is important to point out that there is no plan whatsoever for bringing homeless to Fountain Hills, or Distributing in Fountain Hills. Rather, the plan is to have the business operate out of Fountain Hills to help the homeless in downtown Phoenix. also for members of the community that would like to help I would like to use the shuttle van to provide them free travel to help in distributing to the homeless in downtown Phoenix for those that may want to do community service. I may also like to, if the town of (1`' Fountain Hills allows me, to also coordinate with the town of Fountain Hills and City of Phoenix as a joint effort to help the overall community and area but that is something else maybe for the future. I'm assuming there are not many homeless in Fountain Hills, but if there are I would be happy to help them there as well. these things I do which I am sharing with you what really are my main motivations for the building on a personal level; this is best accomplished by making the building a viable profitable Center for multiple businesses, which I will work hard to do everyday. It is my sincere wish to be a resident of Fountain Hills using the small portion of the building on top as a residence and managing the building and managing the charity and bringing Value to the town of Fountain Hills. I will be using 3 parking spaces for the residence, with one of the parking spaces being a larger size out of the way, out in the corner somewhere, so that I may have a shuttle van or shuttle bus to be able to do my volunteer work and community service work and volunteer work and charity work for the homeless and single mothers and fatherless children. The plan for the use of the property iincludes making it a functioning & profitable commercial property to help the community by bringing additional businesses and higher quality of life to the community and additional tax revenue to the Town of Fountain Hillis There will be no adverse effects due to this plan. Thank you very much for the help and guidance and time you have given us towards thus project, Dennis Sypkens 480-696-9201 Dennis.Sypkens@gmail.com 7339 East Williams Drive #27483 Scottsdale, AZ 85255 Upstairs Floorplan LTa I I- 1_ thr. H H f): kJ" _. f)005 Upstairs Floorplan Bedroom 1 Kitchen Bedroom 2 Bedroom 3 Living Room Commercial Property Attachment 4. Location Map I ICI t _ A — r z ,_, i I f k I ILIjT O • __ • • �ti • ? Subject Property � �- p I it •�snq 1 O�61''L E 1 - d E Et_PUEBLO BE D _ :).7;._,,,,_,,,_., F-- -- - f V C ,4 q" tr.r. • • AM1 - • C) 't ;J Attachment 5. Photos v Subject Property 1 k. ,ti , sn f, ' ry i ' INishot1/4. . tom.. " Google Earth street view from E. El Pueblo Blvd. looking northwest , CAP 4, :',,,,t i a{ Subject Property _- •- •-• ,� • • """.T Google Earth Google Earth street view from the alley looking southeast toward E. El Pueblo Blvd. Subject Property . j r Google Ear ' Google Earth street view from E. 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January 24, 2017 Town of Fountain Hills Planning& Zoning Department To Whom It May Concern: It is my understanding that one of the property owners in Tract 106 in Fountain Hills has applied for a special use permit. I am writing to let you know that the Board of Directors of the Tract 106 Property Owners' Association has no issues with any of the property's tenants or occupants using any of the parking spots in the entire lot on the corner of El Pueblo Blvd. and Ivory Drive. If you have any further questions, please feel free to contact me. kw Sincerely, Carol Ellithorpe Property Manager Tract 106 Property Owners' Association ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ 1G814 AVENUE OF TIE FOUNTAINS SUITE 226 FOUNTAIN MIL'L'.S,ARIZONA 852G8 482.889.2311a 482.857..2758 FAX Fountain Hills Fire Department ext,TAIN, <<N Office of the Fire Marshal Jason S. Payne a°� Assistant Fire Chief/ Fire Marshal 94tha' 16705 E. Avenue of the Fountains Fountain Hills, AZ 85268 (480) 816-5114 'N:fit"�E.gp'S Fax (480) 837-6167 www.fh.az.gov To: Bob Rodgers, Marissa Moore From: Jason S. Payne Re: SUP 2017-02 I have reviewed this Special Use Permit#SU-2017-02 at 16810 E. El Pueblo Blvd. It is requested for living quarters (residential zone) in a commercial building and zone. The Town must approve the use change. Below are the requirements for residential living quarters. • If occupancy type changes, entire building must be up to current 2012 IFC/IBC codes. • Fire Sprinkler and fire alarm must be installed per NFPA 13, IBC/IFC and town amendments. £ Pa yne Assistant Fire Chief/Fire Marshal L 2/2"/7 _ hAve- Ye e.wed f'ljis 5Pcc04 / l-S 1474•00$1, T c'SGf- ioe 7- o z loc /e41 a 1 /Gjio C/ /'1,e to (3/vd and wov/d fiAc >*a ce)". yleu • .5 �) Pci . t% c ZorZ c Seth o 34o4// Cl/�t�'rrfror!•S asz y 6v,/dr•55 o S/4'vo%re 5-/z i' Go.v%J ,, '! e rel v o''`rte l Df Ae code new (i f 14vv /7 r, . 4//Lahorts 9Gl4l/ 4e 51'eG� 1`144 the ex e$6✓z, dvll'd�rt fr. c - 5 '� v re- /, as lc.sJ Go ito(y/`, Arc pvov D/ ilia_ ode /114 ti fire e)c/S 71-,•15 dv 51i/uc/I/vc 14v01, k - h°n • The 410P/1C4/7 /. 5/74/( GGrstio/eft- a'- code I ,",4' - icfleee d1? TKe tev(Seee orCGv�n 46t 7 c l4tsl occi f-fc,e2N astd Ye -, 5A-g-c_fcwrc •*-tc t AS 9r`rc`al GJv.1'd,,t, heeytif crszd 4"ca //' i,fxh!otis . -- 2) Pc" the Zr 2- 713c. See fro- 390,.4 /t o c r-r 4n,e S z4f( be elf,f - /he o— mom. au.?c . co/ a K . by ,1,715 fw I A'o�/a pt'cc ire he../d k., rh •l/ ve it/ Agittry O _ Tye 54.ne irovr o" oce'cp4,icre. or /•.; a_ At /lC,"en T ,...cm-t o e ,e yet'let e5 Ur! /c51 _ 50c ' bv,/dd;(5 !s # -t ua-e /t) Gv r c reg wee...re.? 715 b( Tests Co ds 4✓ levG4 d!viSi o.-, be GiroCr r _ e r �?G Cr fv//Gtrrt � S�4</ l/G�, � ld rr3,c s✓h cc f-s e Cdde. r vrre •+t eol i t�h c /i V(lc2( OCG� /4hc/cS . Pe r ILh c 2aY Sec. 1-T /c 7. / 744 C. 6=441s krr/G h 0. - docz•• ie /s 5141g / lac . p.-e/ -ray 49_ a., r Pro/csfl */ GvLIC•-€.- d '/r Me. S/7i7€7,11es Of 4e-juerSdicficr! 111 1.( kic4 4e p-Ver f ii A. 4e_ Carts fv akJ . e- 4fio Ii ah , 5/t1( 12?(b1 7111 . •r vices qt fr ,ISkeecd peg)lesseona/ p -rf4 e Con doc f S . (4-cce55/ brit o cxIS ill tiy b-r/drnty) 76c/hfii � 1 7 Jt“ 1S ai ?Levee, 5'4¢fl vI , co, MC ApP/rcah'Jc prz,rls/o0'!s o F Cti4p Ais W nG 13ebF PG. S \.,-tAINs,r �o ���, FOUNTAIN HILLS SANITARY DISTRICT 16941 E. PEPPERWOOD CIRCLE v) Lt b..., FOUNTAIN HILLS, AZ 85268-2901 Lir 'Y v TELEPHONE: 480 837 9444 FAX: 480 837 0819 ��"�RY DISC www.az-fhsd.govit.il ,,, FEB 0 7 2017 i DATE: February 6, 2017 BY' MEMO TO: Marissa Moore Town of Fountain Hills FROM: Chris Kiriluk RE: 16810 E. El Pueblo Boulevard Residential in Commercial Zone Case No. SU2017-02 (M#7537) First Submittal I have reviewed the above referenced submittal for conformance with District requirements and have the following comments: 1. This address is currently being billed for commercial use. If the proposed residential facilities are installed, this address will continue to be billed at the higher commercial rate until such time as a separate water meter is installed solely dedicated for residential use. cc: Dennis Sypkens 7339 E. Williams Drive #27483 Scottsdale, AZ 85255 Hazel Cunningham Bill Cunningham /cdk L. 16810 El Pueblo— SU 2017-02 DRAFT TO: arissa 1 thirT A 'i r,tr Town of FOUNTAIN HILLS Development Services Department : mar Air . that is At`ti February 8, 2017 Attn: Marissa Moore Re: SU201702; 16810 El Pueblo (residential in commercial) Engineering recommends the following requirements for this SUP: • Provide verification that this proposed usage complies with the CC&R's and/or other requirements for the underlying Plat 106 and the Replat of Lots 16 & 17. (A letter from the HOA is OK to satisfy this.) • Show and provide 2 adequate parking lot stalls. (Striping+any other needed repairs to existing curb, asphalt, etc.) • Note and provide any access improvements needed to meet current Building Code requirements for this usage. • Show what areas will be landscaped per Town requirements. Landscape those areas prior to occupancy. Thank you. Yours very truly, Randy L. Harrel, PE, SE, RLS, CFM Town Engineer L 16705 E.Avenue of the Fountains—Fountain Hills,Arizona 85268—(480)816-5100-Fax(480)837-3145