Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
PZ.2017.1207.Agenda
t41 AIN POST ACTION MEETING AGENDA oic i'� REGULAR MEETING NOTICE OF THE r At"' PLANNING AND ZONING COMMISSION hat is At Commission Members: Vice-Chairman Eugene Mikolajczyk Commissioners:Amberleigh Dabrowski,Susan Dempster,Erik Hansen,Howie Jones,and Christopher Jones R 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 December 7, 2017 at 5:30 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: 5:30 P.M. —REGULAR SESSION WHEN: THURSDAY,DECEMBER 7,2017 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. j 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— ' ne Mime 5.30 PM CHAIRMAN DABROWSKI MOMENT OF REFLECTION— CHAIRMAN DABROWSKI ROLL CALL— CHAIRMAN DABROWSKI CALL TO THE PUBLIC Pursuant to A.R.S. §38-431-0I(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 autenda. AGENDA ITEM(S) 1. NOMINATION AND ELECTION of a Chairman for a one(1)year term. AMBERLEIGH DABROWSKI 2. NOMINATION AND ELECTION of a Vice-Chairman for a one(1)year term. SUSAN DEMPSTER 3. CONSIDERATION of APPROVING the Planning and Zoning Commission Joint Session and Regular Meeting Minutes from September 28,2017APPROVED 4/0 .. 4. PUBLIC HEARING to receive comments on RESOLUTION #2017-33, a Major General Plan Amendment related to the proposed "Adero Canyon Phase II" residential development proposal to be located at 13300 N. Eagle Ridge Drive. If approved, the amendment will refine the residential product mix from large custom hillside house lots to a mixture of smaller single-family and two-family lots. (Case#GPA2017-02) OPENED HEARING AT 5:35 PM, CLOSED HEARING AT 5:45 PM 5. CONSIDERATION of RESOLUTION #2017-33, a Major General Plan Amendment related to the proposed "Adero Canyon Phase II" residential development proposal to be located at 13300 N. Eagle Ridge Drive. If approved, the amendment will refine the residential product mix from large custom hillside house lots to a mixture of smaller single-family and two-family lot. (Case# GPA2017-02) APPROVED 3/0 6. CONSIDERATION OF RESOLUTION #2017-34, declaring as a public record that certain document filed with the Town Clerk and entitled the"Adero Canyon,Phase II, PAD Application." CONTINUED TO THE 01/11/2018 MEETING 7. PUBLIC HEARING to receive comments on ORDINANCE #17-10,an amendment to the Town of Fountain Hills Zoning Ordinance and Zoning Map to change the zoning on 322 acres located at 13300 N. Eagle Ridge Drive (AKA Adero Canyon Parcels 2, 3, 4, 5, 6, 9, & 10) from "R1-43" and "MF-PAD" to "Adero Canyon, Phase II PAD". (Case#Z2017-12) CONTINUED TO THE 01/11/2018 MEETING Planning and Zoning Commission Agenda Page 2 of 3 8. CONSIDERATION of ORDINANCE #17-10, an amendment to the Town of Fountain Hills Zoning Ordinance and Zoning Map to change the zoning on 322 acres located at 13300 N. Eagle Ridge Drive (AKA Adero Canyon Parcels 2, 3,4, 5, 6, 9, & 10) from "R1-43" and "MF-PAD" to "Adero Canyon, Phase II PAD". (Case#Z2017-12) CONTINUED TO THE 01/11/2018 MEETING 9. COMMISSION DISCUSSION/REQUEST FOR RESEARCH to staff. NONE 10. SUMMARY OF COMMISSION REQUESTS from Development Services Director.NONE 11. REPORT from Development Services Director.NONE 12. ADJOURNMENT 5:50 PM Supporting documentation and staff reports furnished to the Commission with th. genda are available for review in the Planning&Zoning Division of the Development Services Depart" t. , / DATED this 28`J'day of November 2017. By: / '.'.ert R.</rs,Development Services Director, own of F i .in 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 he 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 IN f Pursuant to Council Rules of Procedure, �Qc` ,,t f Section 7,Conflict of Interest MEMORANDUM TO THE RECORD 1i,, -- ..__.�- oco 'hat i,01 TO: Fp.p -17 r'S FROM(printed name): rl`.-- -1-A Y • ,--1/60-e� DATE: )2 /7 // SUBJECT: (i) AGENDA ITEM NUMBERS 4 4 5 FOR THE TOWN COUNCIL MEETING HELD 1.442,‘41zr 7 , 20 /1 MEETING. (ii) �NDA ITEM NUMBER/CASE# 2D17 --j�3 FOR THE 11PAA; 4 oh COMMISSION/BOARD MEETING HELD , 20 11 . I wish the record to reflect that, pursuant to A.R.S. § 38-503, I am declaring a conflict of interest concerning the above captioned case/matter due to: ® 'r[_c— f> ,4� — r?ve' �4._( — *'7'-- __ and shall refrain from voting upon or discussing this item, and I would ask that the minutes of this meeting so reflect. Thank you, SIGNATURE: 0V-1. - FILED this 3 day of ,)C , , 20 14 . paid,Aomi),,4 Fountain Hills Town Clerk 0 e:\bbender\documents\forms\memorandum to the record-conflict of interest.docx 11-7-13 , Robert 'Bob' Rodgers From: Fredda J. Bisman [FBisman@dickinson-wright.com] ent: Thursday, December 7, 2017 11:45 AM Bev Bender; Robert'Bob' Rodgers Subject: CONFIDENTIAL ATTORNEY CLIENT COMMUNICATION RE: P&Z Quorum This is to confirm our conversation of yesterday, which is supported by Section 2-7-6 of the Town Code, below: The member of the Planning and Zoning Commission who has a conflict on a particular matter, is counted for determining if there is a quorum present. On the matter on which the commissioner has a conflict, all three voting members must approve, in order to recommend approval. Fredda. Section 2-7-6 Conduct of Business Four members shall constitute a quorum. The affirmative vote of a majority of a quorum shall be required for passage of any matter before the Commission. In this connection,the minutes of the meetings shall reflect the"ayes" and "nays" cast on a particular measure and shall reflect the vote of each member present. A member may abstain from voting only upon a declaration that he or she has a conflict of interest, in which case such member shall take no part in the deliberations on the matter in question. (12-08,Amended,12/20/2012;06-30,Amended, 12/07/2006) redda J. Bisman Member 1850 N.Central Avenue Phone 602-285-5047 Suite 1400 Fax 844-670-6009 Phoenix AZ 85004 Email FBisman(a dickinsonwright.com DICKJNSON WRIGHTruc AA12Oiw, FLORIDA KENTUCKY hUCHiGAN NEVADA WOO TENNESSEE TEXAS WASH1MGTGH D.C. TORONTO The information contained in this e-mail,including any attachments,is confidential,intended only for the named recipient(s),and may be legally privileged.If you are not the intended recipient,please delete the e-mail and any attachments,destroy any printouts that you may have made and notify us immediately by return e- mail. Neither this transmission nor any attachment shall be deemed for any purpose to be a"signature"or"signed"under any electronic transmission acts,unless otherwise specifically stated herein.Thank you. 1 PRESENTATION NOTES Adero Canyon Phase II P&Z 12/7/2017 SLIDE 1 - Cover This is an application by Toll Brothers for a Major General Plan Amendment affecting property at 13300 N. Eagle Ridge Drive, AKA Adero Canyon Phase 2. The property is currently owned by MCO Properties, and Toll Brothers will be buying it once this entitlement process is completed. Tonight's hearing is specifically related to the Major General Plan Amendment, and the applicants are asking for a favorable recommendation from P&Z to the Town Council. SLIDE 2 - Existing GP Land Use This slide shows the General Plan's Future Land Use plan as it exists today. The current categories are highlighted in the red boxes. he Adero Canyon Phase 2 area is primarily classed as Single-Family Very Low density. With the exception of this area that is noted as Multi-Family High density and I which was the location of the previous PAD's 125 apartments-that-might-have- been-hotel-rooms if Copperwynd had been interested. But that seems to have fallen through. SLIDE 3 - Proposed GP Land Use This slide shows the Proposed General Plan Future Land Use plan. As you can see, most of the property will be designated as Open Space. - The residential areas will be mostly SF-LDR which matches the development densities that Toll Brothers are currently developing in Parcels 1 and 7. - The remaining residential areas will be designated SF-MDR which will match the development densities that Camelot is currently developing in Parcel 8. The overall effect of this will be to redistribute the already allowable density (343 dwelling units) (reduced to 340) across a broader area and further back 'nto the canyon. SLIDE 4 - Additional Applications This Major General Plan Amendment is just the first step. The reason its being heard separately this month is because a Major General Plan Amendment must be approved within the same calendar year that it was advertised. So we're up against a deadline. If we aren't able to do it this month we'll have to start the whole process all over again in January. This GPA proposal will be presented to the TC on December 19th. After the new year, the full development proposal (the PAD and the Preliminary Plat) will be brought before the P&Z Commission on January 11th. After that, the Town Council will consider the proposal, along with the Development Agreements on January 16th. SLIDE 5 - Recommendations Staff recommends that the Commission vote to forward a recommendation that Town Council APPROVE the Major General Plan Amendment as presented, subject to the stipulations in the staff report. Representatives for Toll Brothers and MCO are both present to answer questions. And, the applicants indicated that they have a presentation of their own that they'd like to present. CHAIRMAN'S AGENDA P&Z 12/7/2017 1. Bob will open the meeting and call for nominations and seconds for Chairman. - After all nominations are done, Bob will call for a vote in the order that the nominations were made. - Once one of the votes has a majority in favor (3), the Chairman will have been elected and no more votes will be taken for Chairman. 2. Bob will turn the meeting over to the new Chairman. - Chairman calls for nominations and seconds for Vice Chair. - Follow the same procedure as above for voting. CALL THE MEETING TO ORDER PLEDGE OF ALLEGIANCE MOMENT OF REFLECTION ROLL CALL 3. APPROVAL OF MINUTES 4. & S. Open both agenda items simultaneously. READ item #4. - Call on Bob for a presentation - After Bob is done, ask the applicants to make their presentation - Ask the Commissioners if they have any questions - When all done, Close the Public Hearing - Call for a Motion to Approve - Call fora Second - Ask if there is any further discussion. - When discussion is done, Call for a Vote. 6. 7. 8. Advise everyone that agenda items 6, 7 and 8 are being Continued They will be heard by P&Z on January 11, 2017. 9. COMMISSION DISCUSSION /REQUEST FOR RESEARCH 10. SUMMARY OF COMMISSION REQUESTS L11. REPORT FROM STAFF 12. ADJOURNMENT Paula Woodward From: Robert'Bob' Rodgers ant: Wednesday, December 6, 2017 6:00 PM o: Amberleigh Dabrowski; Chris Jones (P&Z); Erik Hansen (P&Z); Susan Dempster(P&Z) Cc: Paula Woodward; Marissa Moore Subject: December 7th meeting Commissioners, Due to some delays in getting the entire Adero Canyon Phase II proposal together. (the applicants aren't quite ready with all the moving parts) There is a change to tomorrow night's meeting agenda. Only the General Plan Amendment will be heard and recommendations made at this meeting as it must be done prior to the calendar year end. The PAD and Plat will be discussed at your January 11th meeting. I'll be there a bit early if you have any questions. Thanks. Bob C A>IN Hobert Rodgers .11' ., wilO � +If Development Services Director , diTown of Fountain Hills n 16705 E. Avenue of the Fountains Fountain Hills, AZ 85268 • fir. 1' �= 44`'kat#* tt194 Phone: (480) 816-5138 it Email: rrodgers@fh.az.gov I I (.... 1 1 AlN p � rT l� w �` REGULAR MEETING NOTICE 0 =e OF THE 90that is Avv° PLANNING AND ZONING COMMISSION Commission Members: Vice-Chairman Eugene Mikolajczyk Commissioners:Amberleigh Dabrowski,Susan Dempster, Erik Hansen, Howie Jones, and Christopher Jones 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 December 7, 2017 at 5:30 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: 5:30 P.M. —REGULAR SESSION WHEN: THURSDAY,DECEMBER 7,2017 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, on will be asked to leave. Planning and Zoning Commission Agenda Page 1 of 3 CALL TO ORDER AND PLEDGE OF ALLEGIANCE— Vice-Chairman Eugene Mikolajczyk 1OMENT OF REFLECTION— Vice-Chairman Eugene Mikolajczyk ROLL CALL— Vice-Chairman Eugene Mikolajczyk CALL TO THE PUBLIC Pursuant to A.R.S. 038-431-01(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. NOMINATION AND ELECTION of a Chairman for a one(1)year term. 2. NOMINATION AND ELECTION of a Vice-Chairman for a one(1)year term. 3. CONSIDERATION of APPROVING the Planning and Zoning Commission Joint Session and Regular Meeting Minutes from September 28,2017. 4. PUBLIC HEARING to receive comments on RESOLUTION #2017-33, a Major General Plan Amendment related to the proposed "Adero Canyon Phase II" residential development proposal to be located at 13300 N. Eagle Ridge Drive. If approved, the amendment will refine the residential product mix from large custom hillside house lots to a mixture of smaller single-family and two-family lots. (Case#GPA2017-02) 5. CONSIDERATION of RESOLUTION #2017-33, a Major General Plan Amendment related to the proposed "Adero Canyon Phase IP" residential development proposal to be located at 13300 N. Eagle Ridge Drive. If approved, the amendment will refine the residential product mix from large custom hillside house lots to a mixture of smaller single-family and two-family lot. (Case#GPA2017-02) 6. CONSIDERATION OF RESOLUTION #2017-34, declaring as a public record that certain document filed with the Town Clerk and entitled the"Adero Canyon,Phase II,PAD Application." 7. PUBLIC HEARING to receive comments on ORDINANCE #17-10, an amendment to the Town of Fountain Hills Zoning Ordinance and Zoning Map to change the zoning on 322 acres located at 13300 N. Eagle Ridge Drive (AKA Adero Canyon Parcels 2, 3, 4, 5, 6, 9, & 10) from "R1-43" and "MF-PAD" to "Adero Canyon, Phase II PAD". (Case#Z2017-12) Planning and Zoning Commission Agenda Page 2 of 3 8. CONSIDERATION of ORDINANCE #17-10, an amendment to the Town of Fountain Hills Zoning Ordinance and Zoning Map to change the zoning on 322 acres located at 13300 N. Eagle Ridge Drive (AKA fhow Adero Canyon Parcels 2, 3, 4, 5, 6, 9, & 10) from "R1-43" and "MF-PAD" to "Adero Canyon, Phase II PAD". (Case#Z2017-12) 9. COMMISSION DISCUSSION/REQUEST FOR RESEARCH to staff. 10. SUMMARY OF COMMISSION REQUESTS from Development Services Director. 11. REPORT from Development Services Director. 12. ADJOURNMENT Supporting documentation and staff reports furnished to the Commission with th. genda are available for review in the Planning&Zoning Division of the Development Services Depart t. DATED this 28"'day ofNovember 2017. By: ert R rs, Development Services Director, own of F ain 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 v��AIN�� TOWN OF FOUNTAIN HILLS o .e,p >< Planning and Zoning Y Board of Adjustment 9.,��At-w....�tioo AGENDA ACTION FORM Meeting Date: December 7,2017 Meeting Type: Regular Agenda Type: Regular Submitting Division: Development Services Staff Contact Information: N/A REQUEST TO PLANNING & ZONING COMMISSION: CONSIDERATION FOR APPROVING THE PLANNING & ZONING COMMISSION JOINT SESSION AND REGULAR MEETING MINUTES FROM SEPTEMBER 28, 2017. 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 Joint Session and Regular Meeting Minutes dated September 28, 2017, as presented. Attachment(s): N/A Su mitted by: Approve by: 1 � 1‘)/1,72-7C ./ � 11/28/17 11/28/17 Paula Woodward, Executive Assistant Date j• `P•• , Ievelopment Services Director Date Page 1 of 1 �AlNhrt TOWN OF FOUNTAIN HILLS to. ` t X Planning and Zoning Board of Adjustment AGENDA ACTION FORM Meeting Date: December 7, 2017 Agenda Type: Regular Meeting Type: Regular Submitting Department: Development Services Staff Contact Information: Bob Rodgers, Development Services Director rrodgers(c�fh.az.gov REQUEST TO PLANNING & ZONING COMMISSION: PUBLIC HEARING to receive comments on RESOLUTION #2017-33, a Major General Plan Amendment related to the proposed "Adero Canyon Phase II" residential development proposal to be located at 13300 N. Eagle Ridge Drive. If approved, the amendment will refine the residential product mix from large custom hillside house lots to a mixture of smaller single-family and two-family lots. (Case # GPA2017-02) 44. ;ONSIDERATION of RESOLUTION #2017-33, a Major General Plan Amendment related to the proposed "Adero Canyon Phase II" residential development proposal to be located at 13300 N. Eagle Ridge Drive. If approved, the amendment will refine the residential product mix from large custom hillside house lots to a mixture of smaller single-family and two-family lots. (Case # GPA2017-02) CONSIDERATION OF RESOLUTION #2017-34, declaring as a public record that certain document filed with the Town Clerk and entitled the "Adero Canyon, Phase II, PAD Application." PUBLIC HEARING to receive comments on ORDINANCE #17-10, an amendment to the Town of Fountain Hills Zoning Ordinance and Zoning Map to change the zoning on 322 acres located at 13300 N. Eagle Ridge Drive (AKA Adero Canyon Parcels 2, 3, 4, 5, 6, 9, & 10) from "R1-43" and "MF- PAD" to "Adero Canyon, Phase II PAD". (Case #Z2017-12) CONSIDERATION of ORDINANCE #17-10, an amendment to the Town of Fountain Hills Zoning Ordinance and Zoning Map to change the zoning on 322 acres located at 13300 N. Eagle Ridge Drive (AKA Adero Canyon Parcels 2, 3, 4, 5, 6, 9, & 10) from "R1-43" and "MF-PAD" to "Adero Canyon, Phase II PAD". (Case #Z2017-12) Page 1 of 5 Adero Phase II P&Z 12/7/2017 Applicant: Jeff Nielsen, Toll Brothers 1pplicant Contact Information: 480-951-0782 Property Location: Adero Canyon Phase II 13300 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 23 — Planned Area Development Subdivision Ordinance Article 2 — Section 2.05 — Preliminary Plats Subdivision Ordinance Article 2 — Section 2.06 — Final Plats Subdivision Ordinance Article 5 — Section 5.03 — Cut & Fill Standards Staff Summary (background): SURROUNDING LAND USES AND ZONING: NORTH: Town of Fountain Hills McDowell Mountain Preserve (OSP) SOUTH: City of Scottsdale (Single-Family Residential) (R1-7, R1-18 & R1-43) EAST: Copperwynd Resort (R5 PUD) & Sunridge Canyon Open Space (OSR) WEST: City of Scottsdale Mountain Preserve (R1-43) MAJOR GENERAL PLAN AMENDMENT: �, .s outlined in the 2010 General Plan, a Land Use designation change for a residential density increase affecting more than 80 acres requires a Major General Plan Amendment. The 2010 General Plan currently designates the majority of this property as "Single Family/Low". The proposed Major General Plan amendment relates to the seven parcels which make up the proposed Adero Canyon Phase II PAD. The amendment will change the land use designations in these PAD parcels as follows: (see pages 24-25 of Exhibit A) Parcels 2-5: Proposed to be SF-LDR (Single Family — Low Density Residential) with OS greenbelts. This area is designated as "SC" in the proposed Adero Canyon Phase II PAD and is the same designation as Parcels 1 and 7 in Adero Phase I. Parcel 6: Proposed to be a combination of SF-LDR (Single Family — Low Density Residential) and SF-MDR (Single Family — Medium Density Residential), also with OS greenbelts. This is the parcel with portions designated as "SC" and "TH" in the Adero Canyon Phase II PAD. Parcels 9 & 10: Proposed to be OS (Open Space). These parcels are designated entirely as "OSR" in the Adero Canyon Phase II PAD. 1161 Page 2 of 5 Adero Phase II P&Z 12/7/2017 PLANNED AREA DEVELOPMENT: (Adero Canyon Phase II PAD) The property is currently zoned for single and multi-family residential development. The R1-43 and 1F-PAD zoning districts are currently affecting this property. Parcels 2, 3, 4, 5, 6, 9, & 10 make up 1ne approximately 322 acres that are proposed to be rezoned to "Adero Canyon Phase II PAD". The Adero Canyon Phase II PAD will change the residential product from single-family hillside custom lots and multi-family apartments to a mixture of townhouses, and single-family semi-custom lots. The overall project density will not change. Adero Canyon was originally approved for 343 custom hillside dwelling units. This approval was amended with the Adero Canyon PAD to 113 custom hillside homes, 61 semi-custom homes, 44 townhouses and 125 apartments. Currently, 61 Semi-Custom SF lots and 44 Townhouse units are under construction (105 units). This Adero Canyon Phase II PAD will change the previous Adero Canyon PAD approvals as follows: Replace the remaining 113 SF hillside custom house lots and 125 apartments with; 205 Phase II PAD Semi-Custom SF lots (SC) 30 Phase II PAD Townhouses (TH) 235 TOTAL Adero Canyon Phase II dwelling units As a result of this Adero Canyon Phase II PAD, the total Adero Canyon unit count will actually be reduced by 3 dwelling units from 343 to 340 total dwelling units. Ihb. he minimum zoning bulk and coverage controls for the new proposed Adero Canyon Phase II PAD districts are outlined in the attached table (see pages 44-45 of Exhibit 8). The corresponding site and architectural design standards will be established in the HOA's CCRs and will compliment the designs used in the currently developing portions of Adero Canyon. AGREEMENTS This section is for the Planning & Zoning Commission's general information only. The Commission will not be asked to make recommendations regarding these Agreements. AMENDED SETTLEMENT AGREEMENT: Prior to this application, the town entered into an agreement with the current property owner (MCO) that outlined the development potential of both Eagles Nest and Adero Canyon (Settlement Agreement). The agreement outlines the numerous responsibilities and conditions for both the developer and the town during the development process. With this application, the Settlement Agreement is being amended to remove all references and obligations regarding Adero Canyon. The Settlement Agreement will hereafter only deal with the obligations related to Eagles Nest. ADERO CANYON PHASE II DEVELOPMENT AGREEMENT: Simultaneous with the Amendment to the existing Settlement Agreement, a new Development greement will be entered into between the Town and the buyer of the remaining parcels in Adero Canyon (Toll Brothers). The Adero Canyon Phase II Development Agreement will reassign the Page 3 of 5 Adero Phase II P&Z 12/7/2017 existing Adero Canyon responsibilities and obligations to the new owners and will also require development in accordance with the new Adero Canyon Phase II PAD. doth new agreements will expire and revert back to the currently existing settlement agreement if the property purchase has not occurred within 6 months. Risk Analysis (options or alternatives with implications): Approval of the Major General Plan Amendment will create consistency between the proposed "Adero Canyon Phase II PAD" zoning and the proposed General Plan Land Use Map. Approval of the "Adero Canyon Phase II PAD" Zoning Amendment will allow the currently allowed residential density to be re-allocated within the remaining parcels while not affecting the overall residential dwelling unit density of Adero Canyon. Denial of these proposals will require that the applicants re-evaluate their proposal and re-design according to the reasons for denial or, denial may cause the applicants to abandon the project and decide not to purchase the remaining Adero Canyon parcels. Fiscal Impact (initial and ongoing costs; budget status): Approval of the Planned Area Development (Adero Canyon Phase II PAD) will create no fiscal impact to the town. Approval of the Major General Plan Amendment will create no fiscal impact to the town. Jtaff Recommendation(s): Staff recommends that the Planning & Zoning Commission forward a recommendation to the Town Council for approval of the Major General Plan Amendment as presented and subject to the stipulations listed below: Staff recommends that the Planning & Zoning Commission forward a recommendation to the Town Council for approval of the Adero Canyon Phase II PAD Zoning Text Amendment as presented and subject to the stipulations listed below: 1. Applicants shall comply with the terms and conditions outlined in Resolution #2017-33. (Major General Plan Amendment) 2. Applicants shall comply with the terms and conditions outlined in Ordinance #2017-10. (PAD Zoning) 3. Applicants shall comply with the terms and conditions outlined in the Adero Canyon Phase II Development Agreement. 4. There shall be no "at risk" grading of any portion of the property prior to town approval of grading plans and/or improvement plans and the issuance of a grading permit. Page 4 of 5 Adero Phase II P&Z 12/7/2017 lUGGESTED MOTIONS: Move to forward a recommendation to the Town Council to approve the Major General Plan Amendment as presented and subject to the stipulations outlined in the staff report. Move to forward a recommendation to the Town Council to approve the Adero Canyon Phase II PAD Zoning Amendment as presented and subject to the stipulations outlined in the staff report. Attachment(s): Exhibit A — Proposed Major General Plan Amendment Booklet Exhibit B — Proposed Adero Canyon Phase II PAD Booklet Submitted by: lRobert 1Rocigers `� 11/28/2017 Development Services Director Date Page 5 of 5 ,:,„,,,,,,‘*5-,,,,,,,. . 'X'11'1817— _ 14. . . .,,. „.. , :,---, . 's .... ... . . . ,..„ ,,, ., ,,- „.. ` + 1 r f • d "' k �y- • fi ;,-• Tj46- � ..... rovirtilSot is ,• 4. 1 ar ,yam .. .,- tY .C" A;,;\ 7'i).4A0gii7i A,11ki:iii. „.4 .„ 1S _ - S ,r • wY* II' W. / A D E R 0 C A r`1 Y 0 rJ PHASE II Major General Plan Amendment August 28, 2017 2nd SUBMISSION: September 19, 2017 3rd SUBMISSION: September 21, 2017 O`gcncvy,G 4 Ym? Town of Fountain Hills,Arizona C Toll ` rothers (1A � America's Luxury Home Builder «nA�:KrPARTNERS reno , 0 4 4 a • • . . 1 A — • . . ,.. ",.,._ . \ - ,.A''-',.!% 01,0 , ,,r,„.0%.4.. • iit„ _II.,: ,i" • • . .,- Alt ' ,,, Ir:`:,' .7.:‘,..),..,. .„.. .,..- , ..,. ..,,,:,...: ,„,,,,,...„,„ !_ " ...•r----W'',..':,_ 1.),*10 '....• '''t ' ',.... , ' ...,,VV,L 4. ' \II 1$/'' 1,----•<•%----4F • . ,,a• - ,,.4". .- • • , -.,,,,„,,,...;.-s•--1.-, /' ' -.—- - ,„• --• ------- •. .....„4:—:. 4/ fa. r•• ,•,-; "A,,,.%Nil '. ,. r 4, ...'' i...:'r. • -.- s.ki. r ....,, ..... -• - • .,.4!.•. * , idsof— ,,• - .40 . .•,," . .e.,.... .--- —4, Ys. • I V:' ; •' o.'1. .. -1,, ,.... • , ., ',6 • ''' ' .. 4 , . 4 N e. 1 ' ,. ' _. sa •.. • is li" . •,/ i 'A o '-'i. • ,'#"''' • , •*, . - .• . ' ................'."-' .a., ....., ••"' .... 116044‘,,,7 AA it 4 t. ' , . ..... 100"1 I A' PROJECT INFORMATION 3 Applicant Toll Brothers Inc. (on behalf of Adero Canyon II, LLC) law 8767 E. Via de Ventura Suite #390 Scottsdale, AZ 85258 T: 480-596-5815 Contact: Mr. Jeff Nielsen, Director of Land Acquisitions Team • Berry Riddell LLC (Land Use Attorney) 6750 E. Camelback Rd. Suite #100, Scottsdale, AZ 85251 T: 480-682-3902 F: 480-385-2757 Contact: Ms. Wendy R. Riddell, Esq. • Swaback Partners (Planning and Design) 7550 East McDonald Drive, Scottsdale, AZ 85250 T: 480.367.2100 F: 480.367.2101 Contact: Mr. Jeffrey Denzak, Design Partner • Sustainability Engineering Group, LLC (Civil Engineering) 8280 E. Gelding Dr. Suite 101, Scottsdale, AZ 85260 T: 480.588.7226 Contact: Ali Fakih Adero Canyon-General Plan Amendment 4 • All included photographs,graphic exhibits,precedent photographs, illustrations,and/or sketch imagery are conceptual in nature and not intended to be specific design. They are intended to provide visual examples and aspirations of the intended design and develop ment outcome. Adero Canyon-General Plan Amendment TABLE OF CONTENTS 5 1 . Introduction p 7 a. The Applicant b. Adero Canyon c. The Proposed Major General Plan Amendment (GPA) 2. Site Conditions p 12 a. Slope Analysis b. Major Vegetative Cover c. Drainage Streams and Water Ponding 3. Development Objectives p 22 a. Design Philosophy b. Land Uses Conditions c. Grading Standards d. Sewer System e. Water System f. Circulation / Streets Plan g. Open Space Improvements 4. Positive Impact on Fountain Hills p 34 (kW a. Population and Schools b. Traffic and Streets c. Public Utilities d. Trails & Trailhead Access e. Fire and Life Safety 5. Compatibility with the General Plan p 36 • Adero Canyon-General Plan Amendment �y'S_ d =4`i`c N f{YS '' *.�'d h f„ 0.r4 b . . ''*.*''' -' . =.y fig? ''. • .k. � a.m., -�. - - ;a ' `� `a . y. �.'+. �°" A j s t f ,i ' ' -.• '' 'iiiii—, I „,,,i . . . . , T 4- ir- - - (/e i_ r i I i 1. d 1 • - .) ,a . . 44,,,, ,..,. .-a..,. , , ar„..... i y ,.►. .T\ { Ie .`, 4,. . .:14itip%-,, . •, ' " ,, . : ....-- rat... IA, t& C ',\ ) ,...,„,t4 ,/ a 4 : i 4- Alm• , J'7v M k ' #14," — *,,,,,- .„ .; :'lilt, . .., 44-:.:;'' .-,;. Arr., •,...4.74,11k,i,,,A.-- 4`7, ••-- , ,..."! 11_.. 1,'''',4''1..2 ',6 4:1. ' 'i..r.-4 ., -,:orlia, -1E�,* * :4 rs4a SECTION 1-INTRODUCTION 7 1 . INTRODUCTION a. The Applicant Toll Brothers has entered into an agreement with Adero Canyon II, LLC (the current property owner) to purchase the remaining undeveloped lands within Adero Canyon. This agreement is contingent on all associated approvals and Town agreements necessary to allow Toll Brothers to secure new entitlements based on the following refined development plan for the community. As such, Adero Canyon II, LLC has legally granted Toll Brothers the authority to submit this General Plan Amendment (GPA) as well as the associated documentation. Based on the above parameters, Toll Brothers is the identified "Applicant" of this GPA document. Toll Brothers, a publicly traded company on the New York Stock Exchange (NYSE), is a national industry leader in building high-end luxury oriented master plan communities. This award winning Fortune 500 company is well known for embracing a dedicated commitment to quality, customer service and design excellence. For the past three years in a row, Toll Brothers has been ranked the #1 home builder Worldwide on the Fortune Magazine "World's most admired companies" list. Toll Brothers has developed numerous successful and award winning communities `"- throughout the Phoenix Valley over the past two decades. Lead by Bob Flaherty, Division President, Toll's core focus has been in North Scottsdale and the northeast valley and has resulted in several celebrated communities such as Windgate Ranch, Saguaro Estates and most recently Talon Ranch. Toll Brothers is very familiar with Adero Canyon. Over the past three years, Toll Brothers has contracted with Adero Canyon II, LLC on the purchase of two key parcels within Adero Canyon (Parcels 1 and 7). These two neighborhood enclaves (Hawkeye and Stoneview) are currently being developed by Toll brothers, including several active home sales. The initial development effort has been very successful. Toll Brother's model home at Stoneview- "The Sullivan" (a new residence designed specifically for the Adero project) was recently awarded the Home of the Year Award by the Pacific Coast Builders Conference for planning, home design and construction excellence. "The Parker", Toll's second model at Adero was also awarded a Grand Award. The winners were selected from over 600 entries worldwide. "This Home of the Year should be applauded and serve as a standard for all as an example of not compromising design and showing what's possible in housing today". PCBC Design Jury, July 2017 Toll Brothers looks to expand on this success with the proposed refined development strategy for Adero Canyon. Adero Canyon-General Plan Amendment :-.°-.1-.---,•,',;,,, -2n,°.--.-:''77-°M'-'4,41,: -'r t•- --' .„'.:, . a r ,:- -"..,:•.7,7,•.1-•*--"P- .• ,09•:,,..4":'...'' .-.- . ,- ':''.!:-,;:' . .•?:..:',. ...;*;:-...-f,,..,::::.,-;,,,'r,'''. "..W,:.:-.'".‘., •'',;... ..:,„,-,,,,r..--''....,-, `4. .• -I''••....•1*°:•;:...T.."',4'• • ,...',44•4',....,,'4..-,' ', 44 1• :•..":• •4.- - 4i1Erkt4ilgatitilkit „. -t 1,44".: '•'.!'•. "*'.-•::* -- "*-:•''.7..".•,'!;.•';''•.7!•*•r-":,•• • . • -.,.. • ''''''.* ...•f'..; ' .*444-14Pir'''s' '4e4.i•-•':iiii . 7!: '5.0i:::-.''''-‘,77'•:"--..:4*.?t,'• •%** 7- - ' :. *- •-,,, .44!"!.'4,4-..,4k,,,. • ' • ,4e! ' :.1 •-•,'•.. •••-4 '....gr410,,,.- . . . .:• „,:..!..••••,,•,}44!4:411',, ,' !,..••4";•' ,,,;:,*•;%:14.-1.'.H..-7.•*;...• .... ,....:s....,... ..•••,....„•,,i4;'....' '''•••••-•':**'•':, ,,'''".4•;,,,,;;:44`":4.r '''',,,', '.,:..,,;'**•-'• -- .';2(..?"*.'::..: ''''. '.' ' 444eat- • '''''',".."` •••-.::414-*` 4.,'4•••• 4"'41'1''''-••;;;11,,,,I.)'.j..."'-**. '''' ' 7•••;,i,• "ij••••,;4111-7.-•• 4- ":,,Itr'.''''' .14c4•4',, ,i",-.'',`:,,,44.77,,r.••••744•) 1.- '..;'.•-4.-_ •' •'•4, -.• ' 44.1,..., • •.' -A,•44 ' '•'7 ior-•'', „V"``,..!' '-- ' -'444,*Kt-.40 pr 7,d.: ' 44. . • •t.447(;',.;..ziti.:.-'•.:.; . •:--''' '.• .:""r.:*'''::-..":4" - ----'-' „.440;z I c i a e l'crA'r • •-- 1°°"--'`. -•4....'-• ..- *": ,...fr.)e.. ,..0g . .4-4a,2*,ei-.,.-,:=,-,,,, ,,. . .., ..4,2,,., •.,, .:.; ; . el ... ,..'. . . .: .i.s,„,74ft. ,,,,f2.2,,, 'T-Abriai"; :,,77,f.•,•,,,,'•,,,,.-; •* ''••. '''' '' . • ,;'")'•;.....••:";• ".":;',4*"..**•••'aka: -""; ra,f, - • ' -r,4..„,.-",:;7 -.`. .,..,i ' '''','•,...- .04(4- - '''".--',„...- ,,,- ,-/Rr"—*J31..".- - „- -- ;• -... at'''-W--.2i.,.. ...f.'A 4 2.7i,r. ,.'&;?,..::-•-tv..;;.4,-fr-,•,51,..;::::.,.., i,...0.4.:. . vc ,-.4i''.7:1_1e,"1:Ir'**•%.-,..40)'.. .4-"*. •::-*/*%'•..1';'''' " ' ''`'' ',..' •-•*""%).4%)''"J•f7.4)" ::•4..lr''''f:a*'''*'''• i''.*.;,t,•*;'•••'•ii*0:44.1).`i"' ::‘''''.:' .. 2,-, , 4r• -* 4, ...+.!' . • ..- '..qpt,""'---`"''''', ' ....?„ -:: .,"..... •.•40,,...:,',,-•.' ..'-tr ,-,' ; a- ••.., "" ••-' . ..24 - - .-'-• `*" ''''' ..a.a."!.'.4,04faa, , ...-';'' •' ac .,A.,., ,•. , ...--,. •Ag`.x., .,,,,:.,..„....k,--• .-J.....,„0„...,,Nr..,;;4,......,,-..,-,,,74.....4_,--7r-....v. . ..,..-'...-.. ..-; ' ._ ,I.,.:;'....::,71.,.....i,;r,..4. ' , ; 4A, i-,41,-xt- .•:'" r ''..-- ----•...'" -•.•-• ';1,4: ' ', „i.e.---- 101$.,44::'wk..;*,!-.r.:06,0•,:••, **-* , „ill' . '4',-... '•,, *,,,• . --•:,*., ..‹ ,,-.., , •-,:.• ' ..t....• ,. ..", ::-; •:. ,,„:„..4.1,,, .••:•; --!..n. .,',.,'''' a,'",.., ..,*4.:*:•••'• .... .111$4.41-10.!'.-4„ ,-4,:i,.. ,„ ,....-4t.:•,,,,,,,-,.,',-- ..-.1,c_. l;:tot•'''-,-',--.1 ...-„:" - .; .,,,e ..-, ,,,1*- s. • -•, -...j,.,, Al.'', '1'h, 1444 041f;'',1 ,A'...-7,;,,..-!4%.:. -,.-1" ...i.•*.:'r•,-;.;.?;;,:-.-- '7''''"•.''''''':-"It'f.'''.74.17,46.7 ,40",-;,,,: 1 ,,-,,,,eip,.. -4.-:. ----. . . .,,,1-.„0,,,77. • , ,-: ,..... t..4.4..07%...".;4tr . ; ::: ... ' . '., 4:400:#' .,,, , .•,, ,..1 .A., '''. ,'' 4- •"-P ei3, :11`'"i : " • ' - 40:.;'''"' - .?1,-"-;: r ,,,-•• -, ." • •.e.!....,...- , ,..,-. .;•' .- - •••'•4.i.r., . - -' :..-. .frirt-A...r.:'!-- • --' .,.'f ,-,'.•i •••.t.--k,-.4. ' •,`,••-,-• • • -.••;-:-'• .. 1* •--i•-• ',V'•,*-.' `,-or".--' '''• • •-•••••— ''' --'-'-,,';',14;10*.•:r...-'-.- -i %iit-ki'''' •' - ''• ,'''' ''..,-..; ,..II ‘.4" . ,4 '5•,;,$.7 7'4 i '0,•#'4%.4. 1 i ,• ., ',,,,i, ;, , .1',','. 7 .„•••:f,.",,,:i,•:•t•',,,f...- 24,...0.''.•.1.-. :,*..s:', r• . - 4•./.':::• ...r.:* ' ''".,,,,,.,.•;; ''• L., •••,,,,;.‘: 4",••‘,C!,'AO,*.j,,... . ,,0-a-t • )'ifig,14.A.-41_,,,,-L--A,'"',...t - • • :.-- ''-— • -.00-;••'•,-. ,..- •' - --,,,,:c.' •' 4'' -,•:'...L';'''''''- '4•• .44,-i- •-,;'' ' . ... ,••••t'',:---••• - - •••••....•,.' ' t ' '. ';',', . ' dr W: , Ili • '•••*7--"- .i .. *, •'-'' ,.., .. 2.7. ..'• A ; ,,...,-, '`...,--.• '' • .41rf - ••' - -•!•i .. z:. - •• . . .:'-',......'/'•, ... • , . -„„ .:, ... . i..-„, • Ali ': -, - •.. :. . . ,,...: *Tv r..,,t. • t 1:- ' , i. . •,.. :,*,'. •-it- . "- 'IX :. ' 1 *-2„„lr--10.:....2.--..---- '' .•-..•,. •• ,ri,i' ) . r•-1-•-"i • .t I' " aa; ' t 4 •. •-•-, i; • -.• . ,r., „,•,- -' .- - Ail ‘,..*',- •.- • '. "' ,ca. • .-r 4.,'" .• ,' ... 1 ,j0.,;...„.1 ii, .r,. .. = 1P' ,,,,...•4.. !, ..0.igi 0 .1 f•%• A Aft . ,.., . , ., ........,..., . . ,....... . . . - ,# 4-1: •?..' i 4::v - -.-§,:tf.:ri .,- . - . ' • .. , .. . ., . -.. . ..- . • '.-_- ..•.-::.:4,::- ,,,, : -.....,.:3/4;* '.. 4 A.,(,...,y, :'10I.,-:'-.. ,. .- ,'... ,,, ,,, , ',. . • 4- A, ,i..; ..,...,:-„,...;.- 2:4•.,...,:,7 j " • • . .. . . 't....7". ty,' •./'* : '-' ,..;ka#4,14,„Ifair; ',,,;',;' ": •).":4:•:, ,•••*:',,,''. ',. .;: . ••l'. r.:" ,.•• • . /.,.,,E. ..,44,•4 ' .. •,ii,.. t 4,,,144,'... %, .. , ,4. , „, .„ .ill , , .r.- - ,, 44 t •*S ie 4 •.•. f•j'4,4,•....•. •.i, ' ' . .p•••'. 7. ,!,`,4•'', , k.' .. i. ,.11. .' ,, ''.r.it. '1 yitil 0 t.,„ 4cifL.,,,,,. - .,„..,.., ,,,,k. ,'"<.i:::,.,,', 1.,,.,f...'--,.•e • 111.„1,,,,,,i..4„,-ii4. . •,,,...•:.% .- 1.: -..,,, , • V..\to.'•'.L- - •iiar,,.... ' '1 t`",-.•7:•-:,• , .,.• ,._ . ;:',r.' s' .`,...",",r -,- -., - :•'mr' -• ' .:. • 4,''.45: ", Ay r,, f ,1 •.. • • 4,41.1\. et, •** ', '*•70•It7:::,i• ,*.f --- ..*--- .— Y. ••—. - '4.1 * 1.'* -i-'°f7' ' .°;;'''!.' ArAt'.4',-Vii:- '., ' 4 'f ' . •0 'A'') • - - ' - ' - 's 0/164---•,4k, ..":., .•:•-•f AS' "i-• '' ' ' , - ' - -- --,- i. ' •''.- :.",', .•••?- • %;••••3 ' ." ,,- .***'''r..t. ,t.'f'?.,:-"ti-si''..!- ":-,i :- ' ` i,A•• 4 " , .*: . • 5'. . .1, •.1% r • -W**''- ''-*•• ;+;-: 4‘I • .- 1.40 ' • . 1 '' .**, ya - .,- ' NN, t, . \ ...as.-A4 . - ' . ;. ./;"•")* -••!'ir..77 • a,.. '4 P.) ' ''''9* "•• • • • .' *.i V • , ti, ' . .4, , .1,4t iv., , :. . . :, k,„„•..",x, ,,Si -'.1;44:.,, •..,,, : _-r• .. %. . .,•: .., , - . .- .. --. •:, _.,„. 4 , . ei...,, .‘,. , k. .: • -. • "- .,. -,.......-. . - . ,,•. :„ .••• • ,.-•,,,. • •.•• • - • - ....". -.- f ,...,. . -- , ,.4 4;\ 7.04,:$:-,• ,2 r ....,,A4••,,..-1,0.?,N. 'Z.,,, • 'SS *:-."' '. i V / • -. . ""a". _11-* " 4•-t.- ,..7,.;;, -• ,...f,..; .. ., ..... .4,-, p ,"''';"4.%•Crirf.C;C..';'... ...79. ' '9.9, ."9%' ' 1' • .' 6/ ' . '1". ' .•A:4:17- „.... .„•,.. . . 4 • # : 4 '*1 4:'',•1;: '' ,..,.., ;':•. ,,::. -'''', '1:: '.. .•Arlki: '.V. .•' ...; . . ,'' ...* ‘N.. i • i .( / ,A., , .".,: '...i: . '•.;,1. ..":...•-..,: :'•i, ''...,... .:1 s., . .,,,.... , . ...- ..• • s ' .'' . ,• . t ‘. ..: ',-,i. .,.."-: , •,....., , • .14' ,A 0 . ."• ii• • ' r• : 4., '• •* , 3' •• • "• • • ..."••••••10.%,• • ' ,*0': •..,•..,.. •\1 4,•••1 *,• ,,, • :"... , -4,-- , 4. ,..•, 4"--....., • it. -4 • .L's--4 ',VIA ,i•• • •- I ' " ' • ' ':.-,f'?':':7.*•S 111r.17. '';:; -•••. . .'..'''',.•'s‘A 1,7.' .:,....7'•''' '..''''.. ' '''•.••• '42.""*'••;-' -•• •• . *:•••14.4 1,41.44 l" ''•1.-:4 •-•-•' ''''••• ,4 •,,".-. .. .. r ; .\\,,,, .... ,, .....• ., „...7s f,„,: ......... .., ,,, . ': .-'4` - -4" • ' `. -, ..:.‘. - ',,,:.-..: -4%. ,-1,,,.,, .. -. ,..:,-..41:•-. .`4,1 . ' ...:. '',-.;\- ,•• -*'t * „, • ' . ' . . ', ' ' " ' 't- " - ..':-''' ' '''. — ...• ' ' ( • -,.....- ,-,•- . ,.-•,..,. . -- . PI .. 7 .''''• '4.4 1.*'" ;....4••• •11411',4< • . • N, ..t ...*:.'L-..-' •,. 4.k• /^.Y;7' `:-- -'7 ` • .- .,L.:"* -;*,t,--- . ... „. .i: .'....-;-- • - li* . . ''.•.'' e* -• - • ''''-k:,41.:** ' • •f.-N,&.,- ,...•••,,,'..,•.,.''' ..,,,64 " - a-7.1•-.a. - 4,111,3t •, , '•,,,, ••. ',•-• • - 1....P-traf-''‘..., ' .%,,-..", .' - •••,. 02441 -. lift.-: . . . . . ,,, ,....t,.a• jaw••\ ' "NT. ' - • - • .7,1 ,,,.- „-4.17,7 °.;--, _ on,..... 1-: .:. ie*--*-' .'''''.."..- " - -.-4. ••••'' V --•4..`:,. . -4ibt .."- atr.:: .,-;;--*---.."'-..,„4`• • •4. . - - •t, • - - ' ,,a- -• • ' ' '*ft.7;:'-‘..:••,:"'':::;'It.'• •'.* '''''.' l'INA'7. I.:- . '.. 4e -.••,...,,,,e-..0- .-4', _ •,-,,„: ..... g, t „ , 4'• ' '*4• '-•• - - -4: '"` '''`- 'it"''''' • 4 44.4444,1 -. *L. •.lia ;-'--' - .. . - ,e•* • '• 4,,`'''.."ill, . ,`,'.,„. 7 ,,,, ,44- . , ';`,;'4 0: .. , , .... .•-, . ..„.... .--,,17.r.c. . •„,,..,. . -, ..,...„-- •...--. -,,, ,- . -.. ....g• .,' • -'1 ''''• ." ,..• ''',. **' '‘,•s .. ,. • "•:',1•X 4- 4• -4,,,'••••. ...-!.-..,r, 7'''•..•`.. • .**-4.z.,-•'•: - .,'' - ' At ' ! ."4•7-,,,..‘4 : . •• : . - •''.: '•?*:,,...,...""*.-...0"','I'''. '* •%"54• 4.,' * ' • ,- ,',,- . •, ...- „ *,„.so... , t•4. ' . ., OV.I.*`•.‘ii; ..,7 • - ''k-',„. 1- • .•*,. 444-''''..i. ' ., • .7.4,-..,-. ..> „.;.. P• re,r t.1, , , -- •,-. 4 ii • : - -4' • ... 99 , ., ' /099 . 44iN ••• . ' •'•• c • • • - 4:i.44'hit". . ‘ '-'.'''• •*. • '* " 2'111* ..,'•• . • - '• .. - . . ''. .: - . "';.! • '" ..14 7 ' - . "' .4 4 a. • . ,4W.1. .,.‘' -. ..-.,‘, -,.....•--'''', - --lr `OK" ' ^ '* • ."k.. • 4 • "...'..,4f '' ,11.4' • , . • -"' . - . -, • , .:-.-v • . -1r ''' .i.14&1,-,.,, .... ..- SECTION 1-INTRODUCTION 9 b. Adero Canyon Adero Canyon (formerly referred to as Eagle Based on Toll Brothers' national experience, Ridge North) is a 432 acre box canyon adjacent to particular knowledge of Phoenix housing trends the McDowell Mountains with exceptional views and their current commitment to Adero Canyon, of the southeast valley. Toll believes that the proposed development plan will position Adero Canyon for significant In 2014,MCOPropertiescoordinatedwiththeTown success over the coming years and become an of Fountain Hills and submitted a redevelopment important brand asset for all of Fountain Hills. plan, that was approved by the Town and became the basis for the recently completed initial phase of site improvements on the property as well as the first three neighborhood enclaves currently being built-out (two Toll Brothers neighborhoods and a Camelot Homes neighborhood of single family attached homes). Over the past three years, the elite custom home buyers continued to evade the housing market. National housing trends continue to show that the market for large custom estates has dwindled and concurrently, new home buyers are looking for smaller homes, homes with less maintenance and clock and leave housing options. These trends also align with what's been occurring in the Phoenix Valley. ::' vi. ifit ., , N, .,,,,i,...„?.... „ ,,. ..;,,,„ \ die, .v40 „, ,,. .t.„ ..„..c...,,, ,,,,,, ...A.: r„. A ,,,. - t ,ga w*fa 7V' `fit T 2 .,,,,' i.„,4,,,,.,,,,,,,...„„,.., i„y; xs �'�, rips , M 4 A. 4�-N-fir .i-- ','AI ,,,.. ..,,-. , .Ft ti A• . Cr a WO 0 , ,,,4 Xapptoved,.eg an o •"; aster,art ir , Adero Canyon-General Plan Amendment 10 SECTION 1-INTRODUCTION c. Proposed Major General Plan Amendment (GPA) Nod The proposed Major GPA encompasses 325 acres, (because it is greater than 80 acres, it triggers a major general plan amendment - this includes an overall reduction in density - with shifting units from one part of the property to another) or 75% of the total Adero Canyon property area. The accompanying exhibits visually show the extent of the proposed amendment area highlighted in red. The majority of the "core" area of the property (in white) is not part of the Major GPA area and represents those areas that have been recently improved and part of current Toll Brothers and Camelot Homes development and sales efforts. The Major GPA will again refine the residential product mix within the boundaries identified and go from large custom hillside lots to a mixture of more traditional housing products. Specifically, this request is to amend the following: 1 . Go from a currently approved unit count of 238 down to 235 units. A portion of these units are shifting to the northwest area of the property where buildable areas are more conducive (the total unit count, for both the Phase I PAD and the Phase II PAD (Phase II PAD is tied to this GPA submittal) goes from 343 previously approved units down to 340 units). 2. Remove all the proposed custom lots up along the ridges (in the most difficult hillside terrain) and place the majority of that land area within an open space category to remain natural desert- totaling 167 acres, almost 51% of the PAD area (40% of total development area) would go from privately held land to preserved open space. 4111) 3. Reconfigure and reclassify residential land uses (including the semi-custom designation and the townhome designation approved with the previous PAD) to better fit within the physical context of the land as well as better align with home buyer preferences and market conditions. The resulting plan puts in place a "Conservation Community", a strategy to group development areas more closely together and, at the same time, dedicate a substantial amout of perimeter property area (which in the case of Adero Canyon had been previously planned for private ownership and development) to protected open space which allows for the use as part of community trails and connectivity. Conservation Communities are a fairly recent trend in the development industry and we think this refined strategy for Adero Canyon aligns very well with the targeted buyer profile who is passionate about living in special environments that include a significant amount of protected open space. 4. Change Adero Parcel 9 and 10 totally to Open Space. Adero Canyon-General Plan Amendment SECTION 1•INTRODUCTION 11 am.., , �•. / by , EXISTING LAND USE: VAUNT e:.,;;,/14 , RCp,96 • 11-11 SCOTTS DALE 0 Fountain Hills EXISTING LAND USE - General Plan 2010 — Existing Land Use I I SF/L-Single Family/Low I I SF/M-Single Family/Medium I I MF/L-Multi-Family/Low • I I MF/M-Multi-Family/Medium MF/H-Multi-Family/High I I MF/C/L-Multi-Family/Condo Low MF/C/M-Multi-Family/Condo Medium MF/C/H-Multi-Family/Condo High PROPOS LAND USE: C/R-Commercial/Retail jl RESIDENTIAL . OPEN SPACE MI Mu-Mixed Use 1 Churches • � -, �L-Lodging / O ENI-Industrial R Gpq u-Utility G-Government ,q S-Schools Ry _P-Park _ GC-Golf Course S C/ti{�J]TTS D /►![,1 L/_ _ OS-Open Space RFC_ OS-Scottsdale Owned Land % 1 1 Vacant F 1 l l Fountain Hills Boundary ••••I Jurisdictional Boundaries Arterial ROW PROPOSED LAND USE State Highway C Adero Canyon-General Plan Amendment 12 SECTION 2-SITE CONDITIONS 2 . SITE CONDITIONS r - -1 w. 1 a. Slope Analysis.," ° � a i ;, r a ,; Y t ' , r � ? w► C ` -4` f1.1Ys° The "Conservation Community" development = strategy provides a more sensitive approach to E - .# ". -.F limiting impacts and focusing disturbance to the r '" least significant slopes. The accompanying slope .r. `'..-_- . . 4;.� r ` '• i. • :om analysis identifies the range of slope categories ` e - -. °'Fv t` _ it. x #' throughout the Major GPA area. The flattest :-, r . • `4 ,,,,, . - ' land areas are in green and yellow and make I" ''` ,-o-.' � �e. (" up a significant portion of the newly proposed ��'t `~ development plan. The majority of the orange t �,: a,� ''�444 and red areas (with the most severe slopes) were , ® ' ` ; .%� � previously planned for large private custom lots- # 11'aR !VA4 t,t '. pstrategy, will be part , i' * ' but in the new development � � `' R ., ,� of the open space framework. !, ,;`� " ',' LEGEND , Y Slope Category -. > ., . , 0-10%Slope _ ;`_<ram. r •:.- . - 4iit 10-20% Slope ;' • t 20-30% Slope ' , 30%+ Slope . - ` t Phase 2 (Current Request) Major General i •• .. ' Plan Amendment(GPA) Boundary ' ' • , , r scale: NTS x Adero Canyon-General Plan Amendment SECTION 2-SITE CONDITIONS 13 ., ,, : ._ ., -,., 4.-,r,„..' -, ....,, .-7,:sks,'..*(/? ' • , ._, .,"-• , ', 7; '' '.'-• .---!''. 'd '''''-, ''.. i ,,`,-". ,- 'if it.7°,!....::It 07"/ ".::'..', '* _.' ' t, , %,.,, ;..y. ,;,, ..'', .11 se' - ' ' ' ", ''',=;1.;.; , • .,''''''. ....,tr i?-'0,--,7,t-'','' , ,?-.----,--,- • ,• •,.- 4 -7. , i ' '' , _ , ,,, \-\,,,, ,,-„,,_ ,4.- .1,.. - '''!':';;;4".;•.;t:• •-....7-,,-, 4,0'To:'4-? )......'•;:r.:-.....:5,, --:,':',i i,.fo:-:';''•''''; : ! •''. ' ‘" • , --'-''' ' " ' •'.:'r,-%, .'. ".'''.''''.1-'41- t./ ., ,'..,,'``,', - - ' ;S.-- ''',....*''''''''`r''''-V .,,1r.,•:, , ..-.?"'..,' .',",!-...',„ „.,..,,,.....,,,,,,,,,,-,-.,..„,-„,4,,,,;\-c,,...-f,,,,:.;;-,:-; ,„, ,,,„..7 - ,-..„ „.... .. , ...-7.-:::: .,.. : .-,...i,,,, , :,.. 74,-i :,*1•••,,, -.z, ,, • • ,,.'' :••.., ,..1:rt v.:-,'. ..1::‘.,-,;••••• ;,-•'",'-' %.-....,:`,-,''.' •`'' ' .-"?-"Ii• --- - • -.:' 7‘k'. .........i:. i. _'•.,.TA.,i,1 ,=.,, ' '',. ...4. ''..:: • :,..,„.,,,:e.,,,,,.,..,,,,-.,...--,.,•• ... ,), ,,,tr .:,^,..'.: .2- .;.' l'",:7, .:, ;,.. . ' ',_ ::!.:,-*'• . ;' ',..' I.-...): . . -. -..‘';.. --rf ,,...,i,,,,. ,- .7.-,,g-;--,-.;,,....,;,',:--,-..,...,,,.,•'-:•.,,,,,,„ ,,,- , ,', ,., -. ' c„,••-,•:-..;•'-.4t.::::.':-:' : tr-r, •'-',.., . -,-!---r :), ''' . ,,,, .. :.„,, ., -,,- , 4,- .4.-.. ,,:. ,i.,;,,,,, ..-, -,---„. - \,.-.„?.-., --',.. „_.,. 2; .. . ,.. .7tt•'. '' t.';..)/./ . ': ' :...''' '-' '' "t:',..:.);,-;',it-r ' ....,-''''t '"'•''''.•-. '."" („ ''''' . 1,,X. ''': . t , • . '-'•. t,„. „., JtY".. , , :,...,,-,„:,.::,,t ,-,,,-,,, g•il:,.,,.,,,,X.4.k t;;,.7.••••,••••,,„„,,,,,,____ - ,4 '.No;.:,,"; 4 ,!.A...., • , i' I\ -•. "t 110,4;;'•'‘'','''''.4,7, :,i,ii.''''.;,;.?;*4;•.144.Lr:44 . ; .,,, ,,•,4i t,.';.•'';t•'.'7.,:r.:`, ' •. ,,--.,.;:',441A: :; ,,i,i.',.:,;',,:7!‘'* 11.L?' 'el,r ;-^.. ::.. - ,. . . I_ '., :,-•... ,-4-t'n:' .it' *-',.,::".rf,ivii,'47",',:,;'('''• 4.0.- . •;',''''' ". ''''."•,• `-`: "„,1, .;:.:',,, ,,,' . ,';.k.,'''::- ' '-;,,t. . ' .'..,.,'---1` " • ' r. :.':::',:-.-,..... : :,,.-,.-,,.- . . .,„ -,,-; ...i.1‘,,. ,4,,,,,,,,;z:,),. .,:`,,:, " ' -:.'-. -. ::..4.,- '',-'444,3; ;7...:fl'.':,,,,, .:40.,. ,,.: :....4. ,c),,,.,.,,,//4,,,1,,,,:.tt.,,,,,,,,,,;:):::,,,;;:;:,.:.,,...4.„;•:;;;,.,,,,,,, , , '. v' 4,,,-'''''-‘4'''1•,,--:-'f41,,..1 ..'.;7',/ .'!"4'4:,..2,: , '' - - Alb , 4,'.:+.a,,,....•4 - ,,,,,.1'0, •7 ' . • s i . 1 -N. liiii: ,„„,..-,-.....,r, ..„ .0 • •-•*,-.'':,:`" ' -'-','. - --4* . . .1-44. --.,s:-.-.iito-,:. . . .:i4,%.- ,_, ...,, ,,, ;,4',,oc('''':',:..t..4%;:•'4' ;' '' itk. =' 4/4 --,...„.,,, ,), • .!,-.. k_ le. -4,-,fl'1„.+•,.: '',,,, trtfir,...?..' 1.,*:,,,,i.;,,;•••' `-''' - O' t•'1/4 iir 11W iiiii.,, *', kk.k/ • ' 77 kV, ;'' 5' -• t t -,',..,.:: 4,7''';57*'.5Y1:75047,;,,:,,P,', ;, •5.5 '' PP - :kw*. .41,z, ,,, , •iw . _ . , ,-, ... . ' • . ' 111041‘,, q4/ - •,.. 4 - -- , • , , , .4/17 A . 4*li... •7.5Y' '''. ";'• 74444,,•••••,.S.2 :', , 44/ 0 7 tiOm .oh ,&,,.._ .,, ... , ,. 4, ..,, 0 .,; ,.‘ ' . . '.''. ,-.',Y.:t4 4 P , 1 „itiiIttli t ';';„ .,. N ' . Phase 1 (NOT INCLUDED ) ,,,,,'„?5,-..--...., .",.;,,`:.'.''''''' •.''' ' '' ` 114.•• • ,_ ,' ,,,,.,,::::,A,,,.-n .'..,,-,4, i'',-.7..;'.' •••. .,,."1,„,•:', '''..•,,... , litY,: :.''. *•-:-' ..' 4 ' ' ' . ' , '1:!'7,7 ..— ,: ''' .,,,:'•-• i'l.;:''.'i• X " . ' ''' '':'..'. . '. ';;;;'' :s i•:.7 -i,•1. C.:. '.1' ‘ ,• A. ''.1••'• 7''.,'„ .'7;7.,,,','.:r '7. ',./.: ,f '''''. ',•:-';•t:''':1, .'' '.•!,:::;1%.i?!.*:::/f;r:,:,.}.;•`',: '':.i.:' '4. 7', 4% ',‘',9%,'.'•'1 •••1,,"'• • ' • -•.*..,. "."..".,._........,t. ,.,, , . ., , . .,,, .. ,.„, , ....., '.''' '4 :^•• e.'72',•," , '''''- .1 4',,..?'74.7`d"." -.7 ilif5.17c:5:'t%.•'5.'"•#.'• -t?i...'';‘$,-4.7,'It-:Z4i. 1 .,...'t'''':,',' , . ,5.. ' 4'5., t 5' ';•••. . •• -- •*,;4'.7- ;..2., 7.7,-' 7 k-•t''-4 Ift:f.71,.if:-:',":"•:„"' ":"Ir ' .-'-1 r.,44.../':,-E: .:',',„ ..!,,,, ,.. ::',.,.... * ..:, 7, • ' "„i".''':',... ' •.,-, ,- -,•,z,,!. .•,..,-*:;r4 '•..,.' '; -", , .t.., ,..' k "..,...,-,r ...-... :,..'"4-4,%,,,,:r. , -"...' ',0,-"'•' ! -',1,,,.4.". .. ..• ••"` , . .. ,Set:t.'7,-..0'.. :'... ., -, .i A :41p.' ...• .:.;A ...t A..' . '.., t. er,.' r ,f ,'. $ ' . ,"" ,•' • •••• d. ,• - ,•-' 15 5,57Plk.. '-,'7.5'''', '''„,.',7,',- ;,,, . • t„`, . •. . .....‘ • . ...r . . , . .- Titiv , .r",J '4.1 , , :,,), -,,,-*-ri . -‘-s °4 • ' r ''''''. ' 1 .. ' - •,.,:*'., ,, .; • •. • '• 4.1:,f•' . 4'. Adero Canyon-General Plan Amendment 14 SECTION 2-SITE CONDITIONS To put the associated slopes within the Major GPA Area into the proper . frame of reference, it is instructive to mention two important points of how they are determined and quantified across the master plan. First, a slope expressed as a percentage is a measure of the rise in feet over a given horizontal length. For example, a 30% slope would be ground that changes in elevation 3 feet for every 10 feet (3/10 = 30%). A common misconception is equating a 30% slope to a 30° angle; they are not the same as depicted below: 58% (30.00°) -incorrect! 11111111 40% (21 .80°) 20` „,.....000000•••0" 30% (16.70°) -correct! 20% (11 .31°) 10% (5.71°) • 0% (0°) grade angle The graphic above illustrates the difference between nomenclature for slopes and angles. While we present slopes in 10% increments, it is important to understand that these areas equate to numeric angles roughly half the numeric percentages and are, in fact, much closer to level ground than many perceive. • Adero Canyon-General Plan Amendment SECTION 2-SITE CONDITIONS 15 '1f 7 '4,, •Ask v V. 2-'4, ; � �� z ; •. Second, natural terrain in all slopes are ' , `"•' ` �" , full of small slope anomalies. Swales, rock :, ,,• %+?.* , F a .- outcroppings, erosion channels and the like create isolated variances in slopes everywhere. These anomalies are evident on the slope F analysis map. These natural anomalies can create isolated areas where development appears to encroach into higher slope areas, °' where in fact, a portion of overall disturbance quantities in these areas are actually higher-- slope anomalies and landform undulations in flatter areas. It is impossible to quantify every anomaly, but it is important to recognize their abundance across the entire property. �;>��` --4- "`' �-'-�'` •R .» fix= Aire� s1 iti r5f • ,,f. t y.aj ►' �'� jae r-.mil` •'�► • -� 1s fy V �1' iYt 4/A� a r t ' u4ii G ]�` r -- ;+a 'L, • •, 4 I ° ,.-Y d YZ A1, ,;4 Y. `, .,.ri,.fs,,, 114 . 4 4 . r ^r r s }o- + g T. p ' . # - Ai iftittfit, This image captures the spectrum of slope conditions on the property. Adero Canyon-General Plan Amendment 16 SECTION 2•SITE CONDITIONS b. Major Vegetative Cover Per Article 1 of the Subdivision Ordinance, all r saguaro cacti over three (3) feet in height as well as significant vegetation and rock outcroppings will be identified. Landscape plans will call for the use of all salvage plants along rights of way, trails and sidewalks, neighborhood entries and common areas as a critical component of the overall project execution. The Applicant has taken great care to identify special site features and incorporate them ! into the overall design framework. VI y-. LEGEND Saguaro - Paloverde mixed scrub Association Brittlebush - mixed scrub Association _ x .r Phase 2 (Current Request) Major General Plan Amendment(GPA) Boundary .� d r j The adjacent exhibit is a Major GPA area view �,�`:;�, of the Biotic Communities of Eagle Ridge North • #,' }j Subdivision, Adero Canyon 11, LLC Properties Fountain Hills, Arizona, Prepared by Southwest- ern Field Biologists- October 1996 scale: NTS n - Mew Canyon-General Plan Amendment SECTION 2-SITE CONDITIONS 17 .,,,,,, 1 - .,,- .. . - -..... ,,'-., ,,,If. . lii,‘,1, . '. I/ ''*i,;....„4-r • ' r'.. „,7.;',,,-,..,„ - -:;....-:,--....-.. • .t., - - • '.. "Li' — ,'•-•• - ••4, „ . . -• -—Zt.,(4-` ..A;.' ,.'Ni.--!....:-:1/4 - ,' - 40'.!,- 41 `, . ,../ : ,,,,,it - ' -,1 / • tx.1/4- 4 . '' ''' ' - "... k- ''•' • ,;k,. . .. •-`,,,,. - ' - ' ,,,, . . :. -,,-, : ,..i'..f,,,,•.,. . . , , , ,'-. ;(•„„,',‘,-,..,--...,_:„.,,,,.„,-, ..",„- ,,,........ . „. ,., ,, . .71'. • ..,.,... .:-, .... f,-.!,*".r -...,:!•;,14-; • ....4...11 ,,I.,,..,?,,,,tw,..,,,,, 4 .• • 1,., _•,'„?;,7' :'..',..4i4k4.-.,,i'-;.:',.i.4-- ' 4`.1,,,...4..;1.„*,-:f*-,1'. ...,,,.1 -..,,A,..7.1,:.•,,,q,Y4-...,;;.,,,t•-.,it;4,.;: : .,,-,,t,:,i., Phase i -....,. .3-> .. Arl,.-kr-1••, .,,. ',-'!'4 14--"*.-::,-`7;,% f4.",---T' -",44\4''r"'::'.0$ ' (NOT INCLUDED ) "' 4'...0‘f-.1-1:14•,-'",':•-* ,..,N*,,,,1-1,,, „,„;„„,....,,,i, • -;;'', '..::',i-v,::-V'!'.: -,.'„.:''',•;:47,-,,,*'-'4,4;•3/4 •••';',..;:1-$0!„ti''. ,:,„,.i.,. .,..,:,:,„:;.„:;;;,..„14.":"- ofr,14...*:,,,t-04.i-,-,,, vo,•i„,,'ki -, x . . „„„,„.. . •! :.•'1'-•'-e•-?..4.1',Ar,..,,..-,1144, .4,745'..t.-e- kY',4`tiht.;:,"",..ir•-1'''' ,... , .l'itte- ,,: ,. - i' ir:-•,...ce',!,:','' , . 7' -'• ^,'.'.^..;:;.Z.i.:.• .,,S41:14'.4,*,144i;^..• 4'.. ' pi..k *t4"."....'-' ,—"IFPg7--, ff.-47v.- -',-.T•.:t , - ' ' -'• • ' '-::11'"?-f„...,.*:;,,t,',4::4' ; :...,,,.., 4411,.•„..1,74..:.,,,,,:p..,-,.!$, ,..... .‘,.....„, .. ..-.44?. ,, - , ,....A.-141.484.-. . ..,,::,-,;•-./..‘,... ,.. : e - ^ ‘,..,:.:'''''..'.::..,' '•i- ..".".,'"'''- 44''' ;-•-'?":'''-: 111 . •,- , . -N,.. ...,,,• -..'•,- 4"4" * t .. ''' %,.,.,. . .,, \N, 1..... '''',w.,.'4.,',%,.. ,. .,,,,,,-- , = . . ,g-ati ,..9:",i.%', . ...'.4.-..*Als V-4' '‘; - -,. . , , j• ,'' ., „„., . ,,, „. ...FA.,:,,,..4.0,:,,:„...-4,---Ar.r.,,,s,,',4`r",•6'..,- '' <-:., ' • .':'4 ..,,:,'"' '''-4.'lfr- . 44,..114, .,. ..,..t's'' ' /4'-'!.5'^'" '':..".;,.....7...%44,'...",-,'--t ' '.-.---.":"- j 44.:/.;"' '• -:',-'1 ': ' ',, :. .., ' , ....„-- .,•;;;„:I.;,,,,,,f,,,,'.......<,..„..,*-- ' -•'- -:”.';';C,•'"...,--,.-'i' -,.. t10. ..YY,..4,'.. •.':,k, ...N.-- ,I, •••••..1446 ' - . ''" 4# Adero Canyon-General Plan Amendment gr t ', t...c1: t , -. �y[r r' rx'+ 4�+a t '.'4.' 1 eS!.:�. �,•. „.. ry••s dry,', x4," t 81.-,} _. It . '�" ,�'t • �• ' ;}� 1 , j_.—'4'' , tf • �� t `l � , ..•", a;„ }•rt‘ 0%. i11,„: 1 . . ,,�, '` t ` • :,,‘Ii.,::..::....,!1:, ' . 4 tf S 9 1. I � t I . i 4' - f +4tay. , V2g t illiA::::,,....:,:,..j441,::::...' • . t ' f r , /. v • gyp � 1.c !• .,. Pcvn fr.,, rt tV } , .. "" ' .-`�.il 7y ! . . • • • 11 . r -..4„"lrysA ' .' fit-i,k. .-•• 4* ,„ ..,,,,,„... 7-- ' 4. ,,. ...: . i •., ..4. . sg .,. . 0., t, ,.. , . .. ,‘„, , ., .. .f , '''1'44,..'r ''.1' ' . .4. .•+� » .��I r �', � f t ;» � is . !,�•,� � �;w��'•,i'. L.„. • _. •. ..• ... . .....,.. , . , , .... ..,., ,, . .. ,,,. . ...,.. ..._ ...v „. ..., .. .y..- -...... -.. :',..;44, .„.:,- .k.-„:,. VITO t.: , .; •e . f .fir l t2 T- t*.. t' t•• ! k. „f,• - . SECTION 2-SITE CONDITIONS 19 c. Drainage, Streams & Water Ponding L The Applicant will work closely with the Town on an updated Drainage strategy for the project that best aligns with the previous work done on the property. All agreed upon drainage strategies and solutions will be incorporated in the detailed engineering documents to be submitted at time of pre-plat and final plat. Existing major drainage channels shall remain as historically located except that roads and utilities may be installed across such channels as approved by the Town. Minor draws and drainage channels that do not require US Army Corps of Engineers permits may be modified or impacted. Where channel modifications are planned, the Applicant shall obtain applicable Arizona Department of Environmental Quality (ADEQ) and federal Environmental Protection Agency (EPA) permits through the US Army Corps of Engineers. Structures and or lots shall be arranged so as to minimize impacts to all drainage channels. The 100-year storm shall be the basis for calculating setbacks. All best practices shall be utilized for the design and integration of drainage associated with storm water management. Facilities for the collection of storm water shall be designed so as to retain water safely and adequately for the maximum expected storm water runoff volume equal to the difference between the pre- development condition and the post-development condition for a 100- year storm (or for a small storm if that results in a higher difference). No discharge shall exceed demonstrated predevelopment historical flows from any drainage, and such facilities will be constructed in the typical sequence of construction following the installation of utilities. thy Adero Canyon-General Plan Amendment 20 SECTION 2•SITE CONDITIONS The following exhibit identifies the locations and 1 extents of intermittent streams and proposed water ponding areas within the Major GPA area. In addition the exhibit shows the overall existing drainage, including the illustrated arrows that \ indicate flow direction. / P LEGEND T Phase 2 (Current Request) Major General �y Plan Amendment(GPA) Boundary / Intermittent Streams Drainage Direction Proposed Detention Area A Potential additional detention area, if needed. a Potential Drainage Area Note:Detention basins to be sized only on specific drainage C19 requirements for Adero Canyon.Basins will not be oversized and no land area will be set aside for additional uses. scale: NTS 1111 Adero Canyon-General Plan Amendment SECTION 2-SITE CONDITIONS 21 I 1 / / ---9 —3 111111 I / _-9 1 ,1 \411 EAGLE / T DRryE R• / M4✓6 T _4 G 4iIr4M i T T 1. MFiyT / e0 be Phase \ (NOT INCLUDED ) I _�, .: L L 1 / d / T L Adero Canyon-General Plan Amendment 22 SECTION 3-DEVELOPMENT OBJECTIVES . 3. DEVELOPMENT OBJECTIVES - - - , ; L kil-. 7 - 411 e WIP: y Overview --�' iiir ' ` ` The proposed Major GPA meets the standards as i. set forth in the General Plan, Zoning Ordinance 1 ` and previous Settlement Agreement, except those ' items identified herein. A Major GPA is triggered , 1 , "� k°tr, {� , ', ` due to the PAD being greater than the 80 acre Yam:" ""` =1 size threshold (this includes an overall reduction `. in density - with shifting units from one part of the ' .kr.-f, : _- , , property to another). �.. +"` r a. Design Philosophy 1 geta The refined direction for Adero Canyon will h _- continue to focus on incorporating a broader ,. 1 t spectrum of housing types. The reality moving ! '' " , - forward is that the market for large lot custom l ��, �%\ `:L4'' ,' home subdivisions will not be viable for several £=,+ram' more years. Recent development models in desert hillside environments such as DC Ranch, Silverleaf, and FireRock have shown that a careful mix of varied residential product types can help elevate the quality of a community as well as ensure financial stability and sustainability appealing to a broader market. The"conservation community" plan for Adero Canyon moves away from the exclusive custom lot scenario to one with a mixture of unique and identifiable products in neighborhoods that celebrate the best aspects of diverse community building. g" ` ' , : ,73;_tweewmi.:;,,,,:i 01141114.• • r .J.-� l' - - • Adero Canyon-General Plan Amendment SECTION 3•DEVELOPMENT OBJECTIVES 23 The following principles will continue to guide the planning, design and execution of the community: Avair Focus on Quality • Incorporate authentic timeless architecture that reinforces the community P ,,,..$40'r ._, brand. "` x ' , i w • Maintain a consistent design theme ,. • Create a unique community identity that - further elevates the reputation of Fountain ► Hills =- Light Touch on the Land i „ , _ . _„..,4 ..,.. ., , , _,.. „ , ... . • Carefully balance development with -. .. , 5 open space conservation • Highly sensitive to natural topography and landforms • Maximize view corridors f . u • Limit disturbance into the native desert ' '' ' landscape Lr " , :. • Living Well Over Time •� * • Focus on long-term stewardship of the ° 4 " it• '. land i, 4!� d 4 ro,;. ,, I ew ; , , • Integrated healthy living opportunities i �' --- -_;-- ', • " , with the outdoors • Create lasting positive impressions for .,, homeowners and visitors • Establish a financial model that's based on long term success Flexible Framework ION • Introduce a more diverse product type , t' to meet market segmentation t • Anticipate future market changes and trends t ` , ; „ • Understanding changing buyer - filir demographics fi, . ..re•, Adero Canyon-General Plan Amendment 24 SECTION 3-DEVELOPMENT OBJECTIVES b. Land Use Description Land uses have been refined and sited for the proposed Major GPA by balancing three key objectives: 1 . Remove all large lot custom home sites along the ridges and perimeter of the property and replace the majority of that area with a designation of open space. 2. Infill additional buildable areas on the property in and around the basin floor, closest to Eagle Ridge Drive. This will include a range of semi-custom homes as well as the townhomes which will likely take the form of duplexes similar to the Camelot paired homes being constructed on the property now as well as similar paired homes that Toll has developed at the Overlook at Firerock. 3. Remove the planned multi-family unit parcel adjacent to the Ridge House Welcome Center and put that land area into the open space conservation easement. Associated units will be re- distributed to planned areas associated with the semi-custom units and the townhome units. SINGLE-FAMILY/LOW DENSITY RESIDENTIAL (1 .0-2.0 DU/AC) The Single-Family/Low Density Residential category denotes areas where single-family neighborhood residential development is desirable and all urban services are available or can be provided. SINGLE-FAMILY/MEDIUM DENSITY RESIDENTIAL (2.0-4.5 DU/AC) The Single-Family/Medium Density Residential category denotes areas where single-family neighborhood residential development is desirable and all urban services are available or will be provided. OS - OPEN SPACE This land use category includes most drainage corridor/wash areas and dedicated or proposed open space areas, including the Open Space areas proposed. Adero Canyon-General Plan Amendment SECTION 3-DEVELOPMENT OBJECTIVES 25 0 4 ` Cg Pha GPA(Current Re uest) LL _ rr"` ` may 'r., _ -::f iNY� ter„ 1� fit; 4qN l MFN" J Phase oLNo4 E • (NOT INCLUDED) / k * ' . a. 9'{. 1f✓n y,at .+w ins � 1 ' 0a 1. z 1 l( r—) scale: NTS 4Lie Adero Canyon-General Han Amendment 26 SECTION 3•DEVELOPMENT OBJECTIVES c. Grading Standards Each newly proposed neighborhood enclave has been walked by the Applicant, the Land Planner and the project Civil Engineer. The organization of roadway layouts and associated building pads has been carefully crafted to limit impacts to significant landforms throughout the development. The "Conservation Community" development strategy, which results in removing a substantial part of the property from private ownership and moves it into open space and also entails located development in more central locations. Like the PAD previously approved, some degree of cut and fill waivers will be required to execute the Conservation Community development strategy. The Applicant will coordinate with the Town as part of the Development Agreement to establish the parameters of the necessary waivers for cut and fill. Note, between terraced walls, the "terraced" area can be up to a 3:1 slope for fills and a 2:1 slope for cuts. Maximum cut of a natural slope up to 10' or greater dependent on the stability of the materials excavated, and shall be as prescribed by the Town Engineer. The applicant will work closely with the Town on an updated Grading strategy for the project that best aligns with the previous work done on the property. All agreed upon grading strategies and solutions will be incorporated in the detailed engineering documents to be submitted at time of pre- plat and final plat. d. Sewer System The Town is in possession of the Master Wastewater Plan dated November 6, 2013; prepared by ,) the civil engineers. As part of the associated improvement strategies for the new PAD, the Applicant will coordinate with the Town on the preparation of an updated Master Wastewater plan based on current as built conditions. The updated Plan and associated system will be designed per the specifications of the Fountain Hills Sanitary District (based upon 100 gallons per person per day) for gravity fall with SDR 35 PVC pipe at flow velocities at or below 1 OFPS. No ductile iron pipe or lift stations are currently anticipated based on preliminary review. The Fountain Hills Sanitary District and the City of Scottsdale have confirmed that Adero Canyon is within their service areas and that existing plant capacities are sufficient to serve the wastewater plan for Adero Canyon and the total number of units previously approved. The applicant will work closely with the Town on an updated Sewer strategy for the project that best aligns with the previous work done on the property. All agreed upon sewer strategies and solutions will be incorporated in the detailed engineering documents to be submitted at time of pre-plat and final plat. Adero Canyon-General Plan Amendment SECTION 3-DEVELOPMENT OBJECTIVES 27 e. Water System La- The Applicant will work closely with the Town on an updated Water strategy for the project that best aligns with the previous work done on the property. All agreed upon water strategies and solutions will be incorporated in the detailed engineering documents to be submitted at time pre-plat and final plat. Adero Canyon contains four pressure zones which will be served by two reservoirs. • Existing Reservoir • Future Eagle Ridge North Reservoir Along with booster pump stations and pressure reducing valves to regulate minimum and maximum system pressures, each reservoir will serve maximum daily demand and peak hourly demand based upon design criteria established by EPCOR, including fire flow demand at 2 hours for residential uses and at 3 hours for non-residential uses. Hydrants will be placed in accordance with appropriate regulations and will be reviewed and confirmed with the Fountain Hills Rural/Metro Fire Department. The final design of the water system will be prepared per design specifications of EPCOR (and the IBC Plumbing Code) and subject to the approval of the Town. 11600 Adero Canyon-General Plan Amendment 28 SECTION 3•DEVELOPMENT OBJECTIVES f. Circulation/Streets Plan A traffic impact study was prepared previously in 2013 when the project's overall density was proposed lb" (and subsequently approved by the Town) to increase ��� � from 171 units up to 343 units. The new PAD area consists of a total of 238 existing units and a proposed �� tit total number of units at 235. This overall decrease #� /i� in density does propose a shift in the location of a �441 `��� significant portion of the units to the northwest portion of the property where land areas are more conducive II' 4P. l ' �� for development. The Applicant will prepare a new ,C traffic study as part of the overall planned development \~j�► in order to clearly understand any associated impacts �`� � on traffic, street design and overall circulation. The '40% following exhibit has been highlighted with the ,re �ett -e , 4 proposed locations of new roadways. The Eagle . 113$t_J� 11641 Ridge Drive extension will be designed as a public right-of-way and the technical data (out puts) from the new Traffic Study and coordination with the Town will determine its street classification as well as its proposed design speed. All other roads planned y for direct neighborhood access will be private roads maintained by a property owner's association and will be designed to standards based on the Traffic Study and Town's input. Wash crossings shall be shown on plats and bridges may be con-arch design and/or culverts so long as designs incorporate concrete bottoms or sandy bottoms with rip-rap under the sand and along the sides as necessary. LEGEND i•••m. Phase 2 (Current Request) Major General Plan Amendment(GPA) Boundary ter. Private Road Public Road Neighborhood Entry Gate Access to Scottsdale Mountain Estates Public Access Easement Note:To Enhance community aesthetics and ovoid unnecessary concentrations of storm water collection,roadway curbs may be rolled or 12;18"or 24"ribbon style on all public and private streets at the discretion of the Applicant except where rolled or vertical curbs are necessary for storm water management. Temporary on-street parking shall be permitted on all private streets on the non-sidewalk side of the street so as to permit the sale passage of emergency vehicles. For Hillside local Roads,minimum horizontal curve length shall be 50'. New street names to be provided by Applicant and shall replace previously submitted On street 90 degree parking 1111/shall be provided on private streets within the townhomes. scale: NTS Adero Canyon-General Plan Amendment SECTION 3-DEVELOPMENT OBJECTIVES 29 C 44' � i 4$_f ?. 1+ vasEz Aq 04, FN'R4 4iyFti o e Phase 1 (NOT INCLUDED ) Cur Adero Canyon-General Plan Amendment . . .. . ... ...„,, -. .„ „•...„„,..,..„... ,. ... . ,. .. ,..,„.-•.,....,. ,„... „. .. • ,.. ..,,- . . • ''•"4,,-.- , „.,,....„.,.,, ,,.,A, ,„„ 4-,..-- ' •-•-• -.4-4,..- _ , •.... . . . - '4'•'"•'• -• '' '"" - • .",,,',•••••,-,4",.4"•••4•1"••,,,•.A)".0••••.--, ' ... . . , „,...4,4.,, •••• •• •-,...•' ' - ' . • '.',":".". -,',:qtrii'i'V'1,*,..i.IX*4 • • ,•,,N.,...?••-•41,•,---4.--,1 ,..---.,•.--.-..." - . . -ii.;..,i;„C..41:',-;,,,'-::,..!"4"".1.'4,';'j'''',.'-'4..:`4•.'4":"•"1.'-:', •1 . 'i'1").".ii.'-",A1,1q1,0V1•1',•' ''''..1„.''i•1'••.*A1'•'•:AA.:.',.-,4•74i,1.,,7"?..14-tr*11'1,,,',1,"'"''','"*''' .'''.''''''1;!•41.4"•:::•.1"0.2 ' "' :?:,4,Z4'',",•'..,:•••",i',''F'••; ".4,A,',,-„:1,4`,"1"`!*A"..i•;.1 . . . 'f .. -:''••..''''.''...'" •';•1.:"."•1'''".•'1"."--,"•."•"1",':',.',I,c"'••,',A1",44-4•;c.,' j • '" " ••Ask.":;-:'';'.'''•'••--.•^:•••• -",•1'i"..1,••","•;•",• . .•.„,..4„, ,., . , . , . • .':.,. , ''.'""••''''''.7'',':',:?::•-::•?"1:".-:i..".'i''''''''.1''',..r...-''''''' . , .. . • . . -.'... . • 1. .."..,':. ',„ •' • .. , . . •''''';',4';'-4',, ,...-,4. • , . . -... • . . . ..24 • ' ,..•-• ' •," .i''!'4A•1 4 - • ,4„ 11.^: ' - - .-..-...., . .. - •,..... •.-•,, * q ' ' ;• ,, -;, , -4 , -",.....„..•,,,,,_.--........,..„.,' -•' '-.4 i . ,‘".,, - '. ; '' • - • . , _.-, „- ". .."4.t.= • . ••-, , - .. . ...-. .0. . ,.,.,..„..•. . 4 . • , - .•.. . • .• , ' • • .1' . , . '•'• •' •4- •, . ' ' , 4 . ,• . • . , S_ •4 ' , . 4 ..• , , 4, 4 T'! ; ' 14:is '4 :, '4 ' .,...5 r•A . •'" , .., ', . A.*:. . ' ' . • , ' ' ,.. ,,,... t. -1-, . '' ` -`..41 '''' ' . . , ' '. • , • . .' ','.. 4'' '',. .•. . *-,..7 '..'.; 4.1 • 4. •''...3 ` • .,-,„ ,.„...,.- . , , .-...,- ... - . ,, ...,-. ,•„. , .„.... . . ; '•.,..:„.'. .-.., . ... • ,. ' .• '' - . 44* : , ' ti:: • ' ..,., 4. .‘ -.... , ....,. - •- - - , . ..,. „. fl „,,,, ...-,,.......--,„,•„,„0,-,.;-,,,,,,,. . ...... .:. ....4,..,„,,,,,,,......,.. ...,;.',:, .. . 4 ., - ..„ ,,- ,• : ...-.. - .. • .., ..... IA .„, •,. - ,.. . -: .. ,..„ '' "' ' ' ... . .' lie' ' ' -#11)*-•--- ' ij,,t, ,,.....',•-•--. --. ..•-'..'..!.,, ,,,11.4- .iii.4'. '''.. ' *41 ..,•=4•5' „,,,,,. V, ' „, --.-:'- 0..:.--':-.;„,,..,' '...= . "4' - '''' ,.. . . . -. -•:--- SECTION 3-DEVELOPMENT OBJECTIVES 31 g. Open Space Improvements The most significant amenity throughout the community is the natural setting of the McDowell Mountain Preserve. The master plan will incorporate natural open space as a major land component with approximately 40% of the land to be left in its natural state. Future improvements to the property will focus attention on landscape treatments and consider impacts to the environment. The "conservation community" plan identifies the general strategy for integrated paths and trails throughout Adero Canyon and how they may link to existing facilities outside the property. The final implementation of paths and trails will balance privacy issues associated with homeowners and accessibility opportunities for the public. The plan on the following pages presents three small private neighborhood amenities and three notable public facilities as follows: Eagle Ridge Trail Meandering natural trail of stabilized decomposed granite extending from the end of current improvements to a future trailhead at the northern end of Adero Canyon and will generally follow the large natural wash through Adero Canyon. Adero Canyon Trailhead A public trailhead complete with water and restroom facilities will be constructed and maintained by the Town of Fountain Hills at the northern end of the Eagle Ridge Drive extension in the McDowell Mountain Preserve. The construction of Eagle Ridge Drive will be done in multiple phases. The Applicant will provide public access to the trailhead cul-de-sac following completion of the next phases of Eagle Ridge Drive. This access will include a paved extension of Eagle Ridge Drive from the end of current improvements to the trail head cul-de-sac, as defined by the Development Agreement. Adero Canyon-General Plan Amendment 32 SECTION 3•DEVELOPMENT OBJECTIVES Open Space Improvements FOUNTAIN HILLS TRAIL LINKAGES TO MCDOWELL. k CDOWELL MOUNTAIN . ,MOUNTAIN PR SER R . •ONAL PARK ' ' N't 14, aij 4* O S \ i j i 1 -410. ,11111 # Ito - ,, - ,�l fit .'P� , > 4,®v e , .-_-: , -..,...,-- 4 :_a�4ailk Arif '-‘41SA ( v4� o ©°► LEGEND ��� ,� • �1 -OS l�d Sd �, i1iiiii0il litir�'* Neighborhood Gateway& Southern Trailhead Access t� Trailhead I, #01411 I— Eagle Ridge Dr. Paved Improvements •ia ' ,�" , ,s --> Eagle Ridge Trail e . (on one side of Eagle Ridge Dr.meandering class A concrete,6' t wide) y (meandering path,with street connections at bridges&intersections) i' , ..,'i .••-•> Regional Trail Access • OS Open Space S� • Y, - • O .. I a 4 Note:All other hillside local roads to hove 6'concrete sidewalks $•, �, r,6, on one side only. Provide S/W due to road steepness,curves, • i reduced lot areas,rood lengths per Development Agreement. '�' - ••'•-. scale: NTS • '". Adero Canyon-General Plan Amendment SECTION 3-DEVELOPMENT OBJECTIVES 33 .'•*�(. r1/ ' r-Y" ._- _ km 4,." '" y • y ` 4 • f .41,0 4 w µ v ryry ee 4dt:i oaf OS 411111 - = e I. o# 4 O® - .; � 10, sdw OS HT � r : Phase 1 ; "' << (NOT INCLUDED ) of R. j � P. k:, A OS , . . SS} IS } . .e 3w i k �. •s9 /. i,-� ,1 /sr-, f� Adero Canyon-General Plan Amendment 34 SECTION 4-POSITIVE IMPACT ON FOUNTAIN HILLS 4. POSITIVE IMPACT ON FOUNTAIN HILLS The projected residents/home owners associated with the "conservation community" development plan will be more socially and economically diverse attracted to the mix of housing product in the new plan rather than the single custom-home product in the original plan. The new plan will appeal to a broader age bracket with some working professionals, some families, some active empty nesters and some retirees. Population & Schools Based on the target markets for each product type, it is estimated that the population within the Adero Canyon development upon completion will increase Fountain Hills resident population by approximately 750 +/- people. It is anticipated that the market for these household units will be mature families with some young children generally. The impact to child population in the Fountain Hills School District will be minimal (70+/-). Traffic and Streets As part of the proposed GPA and associated PAD, the Applicant will complete Eagle Ridge Drive to the "top" of the property where the Town's proposed trailhead is envisioned. Public Utilities Conversations with managers at EPCOR, the Fountain Hills Sanitary District, Southwest Gas, and Salt River Project indicated that existing utility infrastructure capacities are sufficient to serve the revised Adero Canyon master plan without negative impacts to offsite plant capacities or existing transmission lines. The project also contemplates extending services from Cox Communications and Qwest. • Adero Canyon-General Plan Amendment SECTION 4•POSITIVE IMPACT ON FOUNTAIN HILLS 35 Trails & Trailhead Access The Major GPA will enable Adero Canyon to commence sooner than it otherwise would with the existing land plan. This will ensure that financial resources presently available to the Town will not be lost before they expire. The addition of the Eagle Ridge concrete trail will dedicate an additional public amenity not provided in the existing plan. Fire & Life Safety Fire and ambulance service can reach all of Adero Canyon, including Phase II, within an 8- minute response time, serviced by the existing Fire Station 1 . The new Fire Station 2, located at the northwest corner of Shea Boulevard and Fountain Hills Boulevard on land that was provided by the current owner of Adero Canyon Phase II, will place the entrance to Adero Canyon within a 5-minute response zone and will provide additional service to all of Adero Canyon. �"T"'\. TOWN OF FOUNTAIN HILLS „p'SAIM„zx FIRE STATION 1 & STATION 2-(FUTURE) p'""'" 5 MIN & 8 MIN ZONE Mc MMMML MAMA FM 14043114MIFilliliFilViii"iiits4.011011.11710.0111trigHWHIEHOS,06.1110.411“ - , i s 40, 1� wrooritNo•• i�r�wr 1 1 1 '` 1 444 [ STA 1 1 . STA 2—(11 s 8 MIN ZONE I #' 8 MIN ZONE II 1 , , 4***4 4,1k Wel 4t Zlji"1 �a�M j e . - -.-..- -- i ,..,,,,r itivtai .7,,,,„ „. spil 4, , 1,4141V1 161 "40 LEGEND �,}` ^" t°. � � �, t 3 i is)STATION t ` �-t.„, -�w '� j a 0 STATION 2-(FUTURE) �:;\\ . �r~ , �, g All � �� `��• lii pp —( PUBLIC ROAD �� ,/IMI/� ���,I''.,. 8 PRIVATE ROAD '' `,IIIII� �IP j I SCOTTSDALE 3 s `\ -� FUTURE ROAD 6 I , `1 1b .—-.- -:-::- I C SMEA r111r ' a AW I STA 2-(FUTURE, 2• 5 MIN ZONE .Ir 'WE 4 S �► zVAIVAP"?'"1,71.4611 Tcat -0 M _A 1A SALT IMVY MIA-MA/WOES OWN COMMIE -(�` ' I SCALE O►ItSS of MAP 0064-V-17 Aden)Canyon-General Plan Amendment 36 SECTION 5-COMPATIBILITY WITH THE GENERAL PLAN 5. COMPATIBILITY WITH GENERAL PLAN Role of the General Plan and Relationship to Adero Canyon The Fountain Hills 2010 General Plan provides a focused and comprehensive vision for guiding community growth through meaningful development. In many ways, the Adero Canyon Phase II development will directly promote many of the long-term goals and objectives outlined in the General Plan. Pursuant to the guidelines established by the General Plan, any proposed amendment to the General Plan 2010 may not result in an adverse impact to the community as a whole. Public participation shall be encouraged for any proposed amendment to the General Plan 2010 and all legal requirements shall be met. Through the achievement of many of the goals and objectives of the General Plan, these criteria are met and will ensure positive impact of the development on the community. Fountain Hills vio 7 . — General Plan 2010 — Existing Land Use f;` _ - ;. C r l',,, I I SF/L-Single Family/Low-'� a{'l �t>'•� �� X I I SF/M-Single Family/Medium `l I MF/L-Muhl-Famly/Low • / / '` ! MF/M-Multi-Famlly/Medium yy" '- :�4':�R'�'� •- MFlH-Multi-Family/High r I IMF/C/L-Mul&Family/Condo Low \�'" ,: EXISTING LAND USE: MF/C/M-Multi-Family/Condo Medium VACANT �1�. _MF/C/H-Multi-Family/Condo High /�/ .s ®C/R-Commerclal/Retail ,/// `�• 4 _ NM MU-Mixed Use lil + 4' Churches ,/:///, N :%' Ad,- + ...... L-Lodging `11.111.11-- • _I-Industrial SCOTTSDALE i I I U-Utility • NMI G-Government -- �,.,� �✓ _S-Schools'; _P-Park _GC-Golf Course MN OS-Open Space Isri, J OS-Scottsdale Owned Land Vacant Fountain Hills Boundary ••'el Jurisdictional Boundaries • • t µ/; J I--•�ArterialeROW ®State Highway III Adero Canyon-General Plan Amendment SECTION 5-COMPATIBILITY WITH THE GENERAL PLAN 37 Specific examples of how the proposed Major GPA aligns with the Town's General Plan includes the following references to the major elements, goals, and objectives highlighted in the Town's guiding document. Land Use Element Goal Five: "Protect and preserve existing neighborhoods from incompatible adjacent land uses." Objective 5.2: "The Town should continue to preserve open space and natural washes as buffers between and within zoning districts." Adero Canyon is surrounded by open space except for an intended connection to Copperwynd. This proposed Major GPA will further accommodate the preservation of open space. c gK r T ++ f x YJ" ^aC''1a f. 't I'J I »• #- .yip, bi[.ii4Sr P. Me °F Adero Canyon-General Plan Amendment 38 SECTION 5-COMPATIBILITY WITH THE GENERAL PLAN Goal Six: "Continue to preserve open space and maintain . strict guidelines for the conservation of a-, natural resources." Objective 6.1 : "The Town should continue to preserve steeply sloping hillsides, wash areas, and tracts of contiguous open space." Objective 6.3: "The town should maintain linkages in the form of pedestrian paths, visual corridors, and interconnection to public art." , Objective 6.4: "The Town should continue to consider 01; additional opportunities to connect its open space/trail system with the Maricopa County x . McDowell Mountain Regional Park regional - tea } trail system in a manner that protects natural }�r '' '' • rt'b ,!„1 .. . assets, minimizes potential environmental ,' ', 4 degradation and discourages motorized vehicular traffic." ro „..z. h The proposed amendment enhances the provisions h;, ' ,r t , `, c:�,{} * '. t: K' f of open space in several ways including;expanded 4 fit?,7 .: ;w;' a �; native desert areas,greater accessibility to open `n ,� ,,Y3� ;�' ' ! •£ space through an interconnected trail system "if, j. y and special park features in close proximity \ } ► to neighborhoods. „ ", :;.-, _„ ..`.$, ,_.`.s 's a�,p' : . 1% o i '' i 4 r i , t .4, .. :. , ..., f' . r � i" xt'+ SYSt e a Nc 1 � , I Adero Canyon-General Plan Amendment SECTION 5-COMPATIBILITY WITH THE GENERAL PLAN 39 Growth Areas Element 4 74 -, .- - - , Goal Three: "Encourage the development of a variety of housing types." , Adero Canyon Phase 11 is planned as a diverse set of residential ,.1 _, options driven by an existing gap in the housing market. The current housing mix in Fountain Hills consists primarily of low ,' ' �. 1 tea; and high-income homes with little in the middle. Adero Canyon •+ Phase 11 will promote a balanced variety of housing types that are -., sensitive to the character of the community. Housing styles will x , include townhomes, custom home sites and semi-custom homes among a natural desert setting with an abundance of open space. __.` . The current land use designation of the site is Single Family Low Density.Adero Canyon Phase 11 is designed to respect the existing land use designations through a variety of housing options that correlate with the current blend of densities on the 4 `� land use map. The proposed GPA does not seek to deviate from F. , , :'• ,h "` { the existing residential category, rather the goal is to seek the s \tI t , x designation of Single Family Low/Single Family Med., which will tt' A ,, t1,1 allow for the preservation of a significant areas of open space. '. , t stj1 Vt Objective 3.1 : "The Town should encourage creative solutions ° . f --�_ _ for topographically challenging sites." Ems~'- : °- , ram +- '' _., The proposed amendment illustrates a thoughtful and sensitive a '" solution for incorporating a variety of housing types within Adero , ,j- ' "- --._- �+ Canyon including semi-custom homes and townhomes. The proposed land use has been organized in a highly sensitive manner based on careful consideration of slopes, drainage, landform, and topography. �• • r ii, 4 AirM f Rik C� � =a. :?cam i. - f lw 4^ .v.. 4,it 41. +. ilit III' M1'14"- � ° .:. Adero Canyon-General Plan Amendment Goal Six: Encourage developments that preserve and 'E protect natural resources. Objective 6.1 : The Town should encourage development, revitalization and redevelopment projects that set aside dedicated preservation areas. 5il;.A, '' Response: Through the preservation of several acres of �\ dedicated open space, this proposal respects and preserves the natural resources and desert environment of the McDowell Mountain Regional Park.Accessibility to the open space will be encouraged through the development of tr an interconnected trail system and special park features - . A�., located in close proximity to neighborhoods. 4( 7'''' 4ri The preservation of open space is a key design theme to " i the Adero Canyon Phase II development and will promote the achievement of this objective. Over 167 acres of open space are incorporated info the Phase 11 Major GPA area, 51%of the PAD area. The open space areas will create '_:. significant,natural buffers between the homes and the . ` adjacent McDowell Mountain Regional Park to promote „ land use compatibility and enhance the character of theal community. Circulation Element Goal Three: "Provide for and encourage the use of non-vehicular modes of circulation." Objective 2.3: "The Town should develop standards for bikeway systems along the roadway asr r,. : well as develop standards for pedestrian trails adjacent to open space corridors." •a The proposed amendment provides the framework for a carefully orchestrated path and trails system that will link the specific parcel neighborhoods as well as non-motorized connectivity to the entire surrounding areas. t k ti 3 Adero Canyon-General Plan Amendment 41 Objective 3.1 : The Town should ensure that new developments include provisions for pedestrian and/ or bike paths where appropriate, and _that those pathways are a component of development plans. _;. a Response: The proposed Major GPA provides the n, framework for an interconnected trail system that will link 1 2' ` the homes to the adjacent preserve as well as the Town , ,`41 F4 : r center. Non-vehicular modes of transportation are encouraged through the incorporation of abundant :` open space and paths, which will provide the opportunity _ : for alternative transit, recreation and fitness. ti, ' The sensitive planning of open space and trails ' _ will elevate the quality of life for residents and the -� -- ... greater community. t AI 41.- t.+-F, 'fit 1 + �f+ ft t 0 P b FFt. 4 9 ifiir s °r, s Li. „rani r ,. +:4 'sr „� 4 ; .w i�.�r -. t 51b �v�` � ` .t, sC a t> 0 r. _. ,may .,q`iK %7rr �'µ � ` -,_1rya'- r 3:)Zt + % ' 4t..`. ' .0. .` , , •- a `.. .^ ;.: aK1's� ,.a. : .. ' ��' r 1 ': t -H foci- ..s - t2° _ i ro S nv. tea,.• ,. "r" 4: y ♦ f , :.e "Ili' • .14 • Adero Canyon-General Plan Amendment 42 SECTION 5-COMPATIBILITY WITH THE GENERAL PLAN Open Space Element yirf Goal One: "Provide and maintain an open space network throughout the community." Objective 1 .3: "...encourage the connection of major open space and contiguous open space with pathways outside the wash corridors, in the design of public and private developments." f Objective 1 .7: "...investigate the development of unpaved trails within the Town limits that provide opportunities for recreation, enjoyment and use of the Sonoran Desert subject ` to the appropriate findings and studies in f• places where they have little impact one ; . 't residential developments and natural - wildlife." The proposed amendment includes an interconnected path and trail system that provides both internal pedestrian access and linkage to the entire Adero Canyon Community. The open space proposed will be a considerable asset for the Town and community. 461 Goal Five: "Provide open space linkages within the Town, • • + "' ►' and to the regional systems beyond its • boundaries." rr " ;++' Objective 5.1 : "...continue to encourage the development of trail systems that link Fountain Hills ; ;, with McDowell Mountain Regional Park, ; latog .� the City of Scottsdale trail system and • potential trail systems on both the t n Salt River Pima-Maricopa Indian, Community and the Ft. McDowell Yavapai Nation." ; r The proposed amendment includes an interconnected path and trail system that provides both internal pedestrian t • access and linkage to the surrounding regional ; i open space system. � -��� .�� Adero Canyon-General Plan Amendment SECTION 5-COMPATIBILITY WITH THE GENERAL PLAN 43 Water Resources Goal One: "Reduce water usage." Objective 1 .3: "...The Town should encourage new and revitalization projects to be designed in a manner that limits water usage." Response: The proposed Major GPA takes careful consideration of the water usage throughout the Site. Preserving open space and implementing natural landscape and vegetation within the neighborhood parcels is a critical design theme that protects the natural environment and vegetation and thereby reduces wafer usage. Through the preservation of over half of the total site area as open space, the scale of the development is sensitive to the delicate desert environment and will promote the achievement of this goal. Adero Canyon-General Plan Amendment 44 SECTION 5-COMPATIBILITY WITH THE GENERAL PLAN Environmental Planning Element Goal One: "Promote the continued vigilance and guardianship of the natural desert." Objective 1 .: "The town should continually update the approved low water use plant list to ensure that all plants on the list are suitable for the community." The Major GPA protects significant areas of open space and native vegetation and celebrates the Sonoran Desert through the integrated use of native and adaptive plants throughout the community to blend with the natural setting of Adero Canyon. Response: This proposal directly responds to this goal through the generous open space provision and will protect the valuable resources of the natural desert.Significant areas of open space are incorporated into this design, pa+ >' - totaling over 167 acres, and will serve a variety of 111 functions, including recreation, drainage, preservation and alternative transportation. 10, Adero Canyon-General Plan Amendment 1 "Invest wisely in beauty, it will serve you all the days of your life." - Frank Lloyd Wright to Toll `Brothers America's Luxury Home Builder' 8767 E. Vi adeVenura' ` Suite #390 Scottsdale, AZ 85258 T: 480-951-0782 SWABACK PARTNERS,PLLC 7550 EAST MCDONALD DRIVE SCOTTSDALE, ARIZONA 85250 480.367.2100 www.swabackpartners.com - 4-xxiair --- c fi -t{ 1 i i ' --*" - s. J .s d. ,fi Pam :. 4r •� '*' ..0. ... R, . .,,.. �. ..'fie:. ...' '. - 4 f. 4 " y �, r�' A 5 .�~ �' ,yr }tilt lid i`. f f F j 7 s ' �. Y S n p;i,r r`�R s } }'.w Y ' - _. +{ litf fir r I' N D kip, I • - ...:- . .. . ... . iii C A nl Y 0 NI PHASE II PAD Application PARCELS 2, 3, 4, 5, 6, 9, 10 & 10A August 28, 2017 2ND SUBMISSION: October 18, 2017 �`,pTALY„,, Town of Fountain Hills,Arizona 4 . CT011 `Brothers t'ji America's Luxury Home Builder SWABACK PARTNERSpits W, NCMMcManning.0110100 0' .41‘. , 4 4 •.; ' !- ...,.., ,-. . Ilk fug ! Norilip. f if ' • , • , 1.. 3 • i # • \ . .„... •••4 • • , ,. ,,,, s•— . . . , - ‘./ .0 • ..-• 0 ' t, CAs 6. .' .. 1, v . ' \o'' • ,. to. • II , • .ii-A. -.• ... —.4. .......:.4.t,-;:-...--...,. • ...._ - . _._.... ,. ---- — —— .. „..,, ... ,.....;. - .- . — ........--- — lik, .... . . . ...--- .,.. , ....------ -- „ .. .... . ,__.... _.. ..... .... —— _ .... --. PROJECT INFORMATION 3 Applicant Toll Brothers Inc. (on behalf of Adero Canyon II, LLC) 8767 E. Via de Ventura Suite #390 Scottsdale, AZ 85258 T: 480-951-0782 Contact: Mr. Jeff Nielsen, Director of Land Acquisitions Team • Berry Riddell LLC (Land Use Attorney) 6750 E. Camelback Rd. Suite #100, Scottsdale, AZ 85251 T: 480-682-3902 F: 480-385-2757 Contact: Ms. Wendy R. Riddell, Esq. • Swaback Partners (Planning and Design) 7550 East McDonald Drive, Scottsdale, AZ 85250 T: 480.367.2100 F: 480.367.2101 Contact: Mr. Jeffrey Denzak, Partner • Sustainability Engineering Group, LLC (Civil Engineering) 8280 E. Gelding Dr. Suite 101, Scottsdale, AZ 85260 T: 480.588.7226 Contact: Ali Fakih C Adero Canyon-Planned Area Development • C t r 71 1 e41, .71 .• L +F ++ - s . :aap s, illustrations, and/or sketch imagery l are conceptual in nature and not intended to be siecific design. They are intended to provide visual examples and aspirations of the intended design and development outs. TABLE OF CONTENTS 5 1 . Introduction p 7 a. The Applicant b. Adero Canyon c. The Proposed Planned Area Development d. Legal Description 4 2. The Site and Context p 24 a. Site Conditions b. Location Map c. Topography d. Slope Analysis e. Major Vegetative Cover f. Drainage, Streams and Water Ponding g. Natural Features 3. Development Objectives p 42 a. Design Philosophy b. Land Uses & Development Standards c. Community Theme d. Architectural Concepts e. Grading Standards f. Sewer System g. Water System h. Circulation / Streets Plan Site Design and Landscape Open Space Improvements k. Signage Transition from Existing Context m. Compliance with Existing Agreements n. Community Property Owners Association 4. Positive Impact on Fountain Hills p 80 a. Population and Schools b. Traffic and Streets c. Public Utilities d. Trails & Trailhead Access e. Fire and Life Safety f. Economic Impact 5. Compatibility with the General Plan p 82 b. Phasing Plan p 92 7. A Note on Sustainability p 94 Adero Canyon-Planned Area Development . ki+, m .�. �$^ • \. �- Kam. . ... � ,`` .. A J.` ;' a K, w • _ , r� i 1 . . --• 1 1 j )! f • ,ri y y f 1 e . ..., „ I, i' . 0 ,' t Yy. 4. a ,ty '� r tHii 4�' 4 } tf ,/ ' /ANItt ' I „ r n • . . t S . SECTION 1 INTRODUCTION 7 1 . INTRODUCTION a. The Applicant Toll Brothers has entered into an agreement with Adero Canyon II, LLC (the current property owner) to purchase the remaining undeveloped lands within Adero Canyon. This agreement is contingent on all associated approvals and Town agreements necessary to allow Toll Brothers to secure new entitlements based on the following refined development plan for the community. As such, Adero Canyon II, LLC, has legally granted Toll Brothers the authority to submit this Planned Area Development (PAD) as well as the associated documentation. Based on the above parameters, Toll Brothers is the identified "Applicant" of this PAD document. Toll Brothers, a publically traded company on the New York Stock Exchange (NYSE), is a national industry leader in building high-end luxury oriented master plan communities. This award winning Fortune 500 company is well known for embracing a dedicated commitment to quality, customer service and design excellence. For the past three years in a row, Toll Brothers has been ranked the #1 home builder worldwide on the Fortune Magazine "World's Most Admired Companies" list. Toll Brothers has developed numerous successful and award winning communities throughout the Phoenix Valley over the past two decades proven to be attractive to families. Lead by Bob Flaherty, Division President, Toll's core focus has been in North Scottsdale and the northeast valley and has resulted in several celebrated communities such as Windgate Ranch, Saguaro Estates and most recently Talon Ranch. Toll Brothers is very familiar with Adero Canyon. Over the past three years, Toll Brothers has contracted with Adero Canyon II, LLC on the purchase of two key parcels within Adero Canyon (Parcels 1 and 7). These two neighborhood enclaves (Hawkeye and Stoneview) are currently being developed by Toll Brothers, including several active home sales. The initial development effort has been very successful. Toll Brothers' model home at Stoneview- "The Sullivan" (a new residence designed specifically for the Adero project) was recently awarded the Home of the Year Award by the Pacific Coast Builders Conference for planning, home design and construction excellence. "The Parker", Toll's second model at Adero was also awarded a Grand Award. The winners were selected from over 600 entries worldwide. "This Home of the Year should be applauded and serve as a standard for all as an example of not compromising design and showing what's possible in housing today." PCBC Design Jury, July 2017 Toll Brothers looks to expand on this success with the proposed refined development strategy for Adero Canyon. Adero Canyon-Planned Area Development 8 SECTION 1-INTRODUCTION b. Adero Canyon Adero Canyon (formerly referred to as Eagle Ridge North) is a 432 acre box canyon adjacent to the McDowell Mountains with exceptional views of the southwest valley. In 2014, MCO Properties coordinated with the Town of Fountain Hills and submitted a redevelopment plan, that was approved by the Town and became the basis for the recently completed initial phase of site improvements on the property as well as the first three neighborhood enclaves currently being built-out (two Toll Brothers neighborhoods and a Camelot Homes neighborhood of single family attached homes). Over the past three years, the elite custom home buyers continued to evade the housing market. National housing trends continue to show that the market for large custom estates has dwindled and concurrently, new home buyers are looking for smaller homes, homes with less maintenance and lock and leave housing options. These trends also align with what's been occuring in the Phoenix Valley. Based on Toll Brothers' national experience, particular knowlege of Phoenix housing trends and their current commitment to Adero Canyon, Toll believes that the proposed development plan will position Adero Canyon for significant success over the coming years and become an important brand asset for all of Fountain Hills. Parcel 4 Parcel 3 parcels Parcel 6 /3,10 e0&ti0 Parcel 2 At Y EPCOR Site#6 Parcel 7 Parcel 9 Parcel 8 Parcell A ` Parcel 10 Adero Canyon Parcel Map Parcel 10A Adero Canyon-Planned Area Development SECTION 1-INTRODUCTION 9 ijhllIlli41,�r Aq0 ew H OgRy �- _ ::‘ (------'� � \ 74. a . r Existing Approved Adero Canyon Master Plan -:', L Adero Canyon-Planned Area Development 10 SECTION 1-INTRODUCTION c. Proposed Planned Area Development The proposed PAD encompasses 325 acres, or 75% of the total Adero Canyon property area. The accompanying exhibits (Proposed Zoning exhibit on page 11) visually show the extent of the proposed amendment area. The majority of the "core" area of the property (in white) is not part of the PAD and represents those areas that have been recently improved and part of current Toll Brothers and Camelot Homes development and sales efforts. The PAD will again refine the residential product mix within the boundaries identified and go from large custom hillside lots to a mixture of more traditional housing products. Specifically, this request is to amend the following: 1 . Go from a currently approved unit count of 238 down to 235 units. A portion of these units are shifting to the northwest area of the property where buildable areas are more conducive (the total unit count, for both the Phase I PAD and the Phase II PAD goes from 343 previously approved units down to 340 units). Previously Approved PAD and Master Plan allowed for the following: Semi-Custom Home units: 61 Townhome units: 44 Total Units Previous Approved: 105 Proposed Phase Il PAD is as follows: Semi-Custom Home Units: 205 Townhome Units 30 Total Units Requested: 235 2. Remove all the proposed custom lots up along the ridges (in the most difficult hillside terrain) and place the majority of that land area within an open space category to remain natural desert- totaling 167 acres, almost 51% of the PAD area (40% of the total development area) would go from privately held land to preserved open space. 3. Reconfigure and reclassify residential land uses (including the semi-custom designation and the townhome designation approved with the previous PAD) to better fit within the physical context of the land as well as better align with home buyer preferences and market conditions. Adero Canyon-Planned Area Development SECTION 1-INTRODUCTION 11 411 •� The accompanying exhibits illustrate the difference in vid zoning relative to the current • i,, and proposed conditions. The key changes to zoning go from EXISTING ZONING R1-43 to OSR (Open Space R1-43 ,` Recreation) and to the proposed Semi-Custom lot designation and the Townhome designation per this document. The other significant zoning change goes from Multi-family to OSR. Adero Parcels 1,7,8 In addition to the PAD, the SCOTTSD ALE applicant will be submitting concurrently a proposed Major General Plan Amendment 4111P'Niter based on coinciding proposed refinements to the Town's EXISTING ZONING General Plan. All these applications and associated submittals will include careful coordination with the Town's N. Attorney relative to updates to the associated Development Agreement (under separate .,'111 cover). 60 PHASE Fountain Hills PAD AREA - General Plan 2010 — (CURRENT REQUEST) 41.11116, Existing Zoning RYr1lMaieoI duWnWI DWbkr _ 'r. 11 R-ISS 11 du pr 150,WOp5 Q R1-45I 1 du per 43.500 p II Q^R1351Idu pre 06,000 weft R1-15/I au per 15.000weFigiffj ft .+;".';�R1-10/1 dupr 10.000p0 R1-0Il du per 5.000 p5 R143I I du par WO soft MulYJamly ReWepIYI DWblcb formM-I/10u per 5.445 we ft Adero Parcels M-2/Idupre.055pft _M9/I du pr0.650 weft 1,7,8 1.1111R-2/tdupr4,000weft SCO I I S DALE _R-9/ duper0,00pft MI Rol/l du per 2.000p5 _R5/1 du per 1, 0 spa CarearcW DWYIeb _GO/Commercial Moo - �/Common Commercial d _CI/Rwenbrbood Corn.iel I _C-2 b..IMdbr Caer.cW W lOb1..iCalr.id. DW+WW I I PWn,ad rRRbr IRD-2/LpId Wage* PROPOSED ZONING E /'mom _Lt l Very Low Density Loraar9 _L-2/Law Drtil LadgMp _L3/Median Damfty Carping _^_,ul,wl.y Reane_darRI DWUWe o5R/Open 5paae RewatlrW ®OGC I open 5paaa Comm/at e _o5P/own Scow Pale* 11 FOunfan His Q JudWkrionM Boo denea Arterial ROW amid bra mar a.raama Adero Canyon-Planned Area Development 12 SECTION 1-INTRODUCTION The resulting plan puts in place a "Conservation Community", a strategy to group development areas more closely together and, at the same time, dedicate a substantial amout of perimeter property area (which in the case of Adero Canyon had been previously planned for private ownership and development) to protected open space which allows for the use as part of community trails and connectivity. Conservation Communities are a fairly recent trend in the development industry and we think this refined strategy for Adero Canyon aligns very well with the targeted buyer profile who is passionate about living in special environments that include a significant amount of protected open space. 4. Change Adero Parcels 9 and 10 totally to Open Space Recreation. 5. Eagle Ridge Drive is dedicated as a public right of way from the entrance of Adero Canyon to the proposed/ future trailhead at the northern end of the Canyon. Eagle Ridge Drive and the meandering trail (previously approved and established in the 2014 PAD and installed per the most recent site improvements) shall be completed as part of the associated construction in the remaining parcels as required by the Development Agreement. 6. New Disturbance Allowances shall be established in the associated Development Agreement based on agreements between the Town and the Applicant. Because the Applicant is committed to removing a substantial amount of land area from private property (approximately 167 acres) and placing it into community oriented open space, the resulting orchestrated development scenario strategically located in more buildable areas will require an additional disturbance allowance. This amount shall be determined, identified and agreed to through the Development Agreement and the preliminary plats. 7. Exceptions to the Fountain Hills Subdivision Ordinance shall be allowed per the plans and exhibits included herein and as permitted by the Development Agreement. In addition, this shall include those allowances approved in the previous PAD with the intent of carving out the same degree/ level of variance moving forward in order to execute future development in the same quality as the most recently completed development. This encompasses cut and fill waivers, on-street parking, roadway curb standards, sidewalks, street signage, retaining wall standards, trail surface treatments. Due to the much steeper topography than in Phase I, cut and fill waivers are anticipated to cover much more extensive areas, with higher maximum cut/fill depths for these lots, with the specifics to be provided at the time of preliminary plat. Once the PAD, Major GPA and Development Agreement are secured and approved by Council, The Town Manager shall have the administrative authority with respect to the intent of these documents to grant such exceptions and waivers necessary in his sole discretion to construct the work to the same degree and level of excellence as the current construction. Adero Canyon-Planned Area Development ` ► .. }f • :i411' 'l'''''' .' • .. /, ea' 14 SECTION 1-INTRODUCTION Existing Plan ilikowl1/401\ pqO 4200 .N pqR VAdero Parcels --.; _ 1,7,8 Adero Canyon-Planned Area Development SECTION 1-INTRODUCTION 15 Proposed Plan 11‘. 111141114h„ , ' Phase 2 PAD Area (Current Request) t p p /`J Al fil OgRY • :,' �_ > Adero Parcels 1,7,8 ,,��,�'jai N. 0 Adero Canyon-Planned Area Development 16 SECTION 1-INTRODUCTION d. Legal Description Adero Canyon Phase II PAD Area LEGAL DESCRIPTION PORTIONS OF LAND LYING WITHIN SECTIONS 7, 8,AND 17,TOWNSHIP 3 NORTH, RANGE 6 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA MORE PARTICULARLY DESCRIBED AS FOLLOWS; BEGINNING AT,A FOUND RE BAR BEING THE SOUTHEAST CORNER OF SECTION 7,FROM WHICH THE WEST ONE-QUARTER CORNER OF SECTION 17,BEARS SOUTH 00°07'50" EAST,A DISTANCE OF 2,639.23 FEET; THENCE ALONG THE SOUTH BOUNDARY LINE OF PARCEL 2 PER FINAL PLAT OF ADERO CANYON RECORDED IN BOOK 1220, PAGE 28 PER MARICOPA COUNTY RECORDS, SOUTH 89°53'25" WEST, A DISTANCE OF 649.62 FEET; THENCE CONTINUING ALONG THE SOUTHERLY LINE OF PARCEL 2 PER SAID PLAT,NORTH 46°02'47"WEST, A DISTANCE OF 305.98 FEET; THENCE CONTINUING ALONG THE SOUTHERLY LINE OF PARCEL 2 PER SAID PLAT,SOUTH 79°07'35"WEST, A DISTANCE OF 180.24 FEET; THENCE CONTINUING ALONG THE SOUTHERLY LINE OF PARCEL 2 PER SAID PLAT,NORTH 38°49'47"WEST, A DISTANCE OF 52.63 FEET; THENCE CONTINUING ALONG THE SOUTHERLY LINE OF PARCEL 2 PER SAID PLAT, NORTH 22°00'21" EAST, A DISTANCE OF 208.17 FEET; THENCE CONTINUING ALONG THE SOUTHERLY LINE OF PARCEL 2 PER SAID PLAT,NORTH 06°10'13"WEST, A DISTANCE OF 111.65 FEET; THENCE CONTINUING ALONG THE SOUTHERLY LINE OF PARCEL 2 PER SAID PLAT,NORTH 62°22'57"WEST, A DISTANCE OF 170.42 FEET; THENCE CONTINUING ALONG THE SOUTHERLY LINE OF PARCEL 2 PER SAID PLAT,SOUTH 46'19'28"WEST, A DISTANCE OF 489.45 FEET; THENCE CONTINUING ALONG THE SOUTHERLY LINE OF PARCEL 2 PER SAID PLAT,NORTH 48°27'06"WEST, A DISTANCE OF 223.14 FEET; THENCE CONTINUING ALONG THE SOUTHERLY LINE OF PARCEL 2 PER SAID PLAT,NORTH 22°32'07"WEST, A DISTANCE OF 260.92 FEET; THENCE CONTINUING ALONG THE SOUTHERLY LINE OF PARCEL 2 PER SAID PLAT,NORTH 59°25'15"WEST, A DISTANCE OF 306.65 FEET; THENCE CONTINUING ALONG THE SOUTHERLY LINE OF PARCEL 2 PER SAID PLAT,NORTH 85°22'48"WEST, A DISTANCE OF 99.32 FEET; THENCE CONTINUING ALONG THE SOUTHERLY LINE OF PARCEL 2 PER SAID PLAT,SOUTH 22°01'23"WEST, A DISTANCE OF 288.02 FEET; Adero Canyon-Planned Area Development SECTION 1 INTRODUCTION 17 THENCE CONTINUING ALONG THE SOUTHERLY LINE OF PARCEL 2 PER SAID PLAT,NORTH 86°09'31"WEST, A DISTANCE OF 113.38 FEET; THENCE CONTINUING ALONG THE SOUTHERLY LINE OF PARCEL 2 PER SAID PLAT,NORTH 60°45'00"WEST, A DISTANCE OF 676.46 FEET; THENCE CONTINUING ALONG THE SOUTHERLY LINE OF PARCEL 2 PER SAID PLAT,NORTH 38°30'00"WEST, A DISTANCE OF 190.00 FEET; THENCE CONTINUING ALONG THE SOUTHERLY LINE OF PARCEL 2 PER SAID PLAT,NORTH 47°10'00"WEST, A DISTANCE OF 464.33 FEET, TO THE WESTERLY MOST BOUNDARY CORNER OF PARCEL 2, BEING A COMMON CORNER BETWEEN PARCEL 2&3 PER SAID PLAT; THENCE ALONG THE WESTERLY LINE OF PARCEL 3 PER SAID PLAT, NORTH 47°10'00"WEST,A DISTANCE OF 610.67 FEET; THENCE CONTINUING ALONG THE WESTERLY LINE OF PARCEL 3 PER SAID PLAT,SOUTH 85°15'00"WEST, A DISTANCE OF 340.00 FEET; THENCE CONTINUING ALONG THE WESTERLY LINE OF PARCEL 3 PER SAID PLAT, NORTH 15°00'00"WEST, A DISTANCE OF 210.00 FEET; THENCE CONTINUING ALONG THE WESTERLY LINE OF PARCEL 3 PER SAID PLAT, NORTH 43°40'00"WEST, A DISTANCE OF 410.00 FEET; THENCE CONTINUING ALONG THE WESTERLY LINE OF PARCEL 3 PER SAID PLAT, NORTH 07°11'39"WEST, A DISTANCE OF 429.43 FEET; THENCE CONTINUING ALONG THE WESTERLY LINE OF PARCEL 3 PER SAID PLAT, NORTH 18°08'06" EAST, A DISTANCE OF 302.00 FEET; THENCE CONTINUING ALONG THE WESTERLY LINE OF PARCEL 3 PER SAID PLAT,SOUTH 75°01'55" EAST, A DISTANCE OF 402.66 FEET; THENCE CONTINUING ALONG THE WESTERLY LINE OF PARCEL 3 PER SAID PLAT, NORTH 53°50'54" EAST, A DISTANCE OF 271.22 FEET,TO THE BOUNDARY CORNER BEING COMMON PARCEL 3&4 PER SAID PLAT; THENCE ALONG THE WESTERLY LINE OF PARCEL 4 PER SAID PLAT, NORTH 22°06'56" WEST, A DISTANCE OF 270.93 FEET; THENCE CONTINUING ALONG THE WESTERLY LINE OF PARCEL 4 PER SAID PLAT, NORTH 82°23'06"WEST, A DISTANCE OF 718.98 FEET; THENCE CONTINUING ALONG THE WESTERLY LINE OF PARCEL 4 PER SAID PLAT, NORTH 03°06'15"WEST, A DISTANCE OF 234.93 FEET,TO THE BEGINNING OF A NON-TANGENT CURE WHOSE RADIUS POINT BEARS NORTH 03°06'15"WEST,A DISTANCE OF 40.00 FEET; THENCE WESTERLY CONTINUING ALONG SAID PARCEL LINE ON A CURVE TO THE RIGHT WHOSE CENTRAL ANGLE IS 241°26'20" AND LENGTH OF 168.56 FEET, TO THE BEGINNING OF A REVERSE CURVE WITH A RADIUS OF 50.00 FEET; Adero Canyon-Planned Area Development 18 SECTION 1-INTRODUCTION THENCE CONTINUING ALONG SAID PARCEL LINE ON A CURVE TO THE LEFT WHOSE CENTRAL ANGLE IS 49°36'42"AND LENGTH OF 43.29 FEET; THENCE CONTINUING ALONG THE NORTHERLY BOUNDARY LINE OF PARCEL 4 PER SAID PLAT, SOUTH 81°16'37" EAST,A DISTANCE OF 74.85 FEET,TO THE BEGINNING OF A TANGENT CURVE WITH A RADIUS OF 180.00 FEET; THENCE EASTERLY CONTINUING ALONG SAID PARCEL LINE ON A CURVE TO THE LEFT WHOSE CENTRAL ANGLE IS 35°02'53"AND A LENGTH OF 110.11 FEET; THENCE CONTINUING ALONG THE NORTHERLY BOUNDARY LINE OF PARCEL 4 PER SAID PLAT, NORTH 24°24'05"WEST,A DISTANCE OF 263.43 FEET; THENCE CONTINUING ALONG THE NORTHERLY BOUNDARY LINE OF PARCEL 4 PER SAID PLAT, NORTH 60'05'20"EAST,A DISTANCE OF 119.65 FEET; THENCE CONTINUING ALONG THE NORTHERLY BOUNDARY LINE OF PARCEL 4 PER SAID PLAT, SOUTH 59°10'00" EAST,A DISTANCE OF 140.64 FEET; THENCE CONTINUING ALONG THE NORTHERLY BOUNDARY LINE OF PARCEL 4 PER SAID PLAT, SOUTH 26°05'37" EAST,A DISTANCE OF 157.37 FEET; THENCE CONTINUING ALONG THE NORTHERLY BOUNDARY LINE OF PARCEL 4 PER SAID PLAT, NORTH 79°33'28" EAST,A DISTANCE OF 23.39 FEET,TO THE BEGINNING OF A TANGENT CURVE WITH A RADIUS OF 190.00 FEET; THENCE EASTERLY CONTINUING ALONG SAID PARCEL LINE ON A CURVE TO THE RIGHT WHOSE CENTRAL ANGLE IS 25°11'04"AND A LENGTH OF 83.52 FEET,TO A REVERSE CURVE WITH A RADIUS OF 180.00 FEET; THENCE EASTERLY CONTINUING ALONG SAID PARCEL LINE ON A CURVE TO THE LEFT WHOSE CENTRAL ANGLE IS 24'23'35"AND A LENGTH OF 76.63 FEET; THENCE CONTINUING ALONG THE NORTHERLY BOUNDARY LINE OF PARCEL 4 PER SAID PLAT, NORTH 80°20'58" EAST,A DISTANCE OF 25.25 FEET; THENCE CONTINUING ALONG THE NORTHERLY BOUNDARY LINE OF PARCEL 4 PER SAID PLAT, NORTH 09°39'02"WEST,A DISTANCE OF 37.22 FEET,TO THE BEGINNING OF A TANGENT CURVE WITH A RADIUS OF 430.00 FEET; THENCE NORTHERLY CONTINUING ALONG SAID PARCEL LINE ON A CURVE TO THE LEFT WHOSE CENTRAL ANGLE IS 25°05'43"AND A LENGTH OF 188.34 FEET; THENCE CONTINUING ALONG THE NORTHERLY BOUNDARY LINE OF PARCEL 4 PER SAID PLAT, NORTH 62°36'57" EAST,A DISTANCE OF 405.10 FEET; THENCE CONTINUING ALONG THE NORTHERLY BOUNDARY LINE OF PARCEL 4 PER SAID PLAT, SOUTH 53°45'01" EAST,A DISTANCE OF 542.54 FEET; THENCE CONTINUING ALONG THE NORTHERLY BOUNDARY LINE OF PARCEL 4 PER SAID PLAT, SOUTH 66'08'45" EAST,A DISTANCE OF 497.09 FEET; Adero Canyon-Planned Area Development SECTION 1-INTRODUCTION 19 THENCE CONTINUING ALONG THE NORTHERLY BOUNDARY LINE OF PARCEL 4 PER SAID PLAT, SOUTH 51°09'44"EAST,A DISTANCE OF 419.71 FEET; THENCE CONTINUING ALONG THE NORTHERLY BOUNDARY LINE OF PARCEL 4 PER SAID PLAT, SOUTH 46°40'41" EAST, A DISTANCE OF 227.88 FEET,TO THE BEGINNING OF A NON-TANGENT CURVE WHOSE RADIUS BEARS SOUTH 34°47'47" EAST,A DISTANCE OF 225.00 FEET,ALSO BEING A POINT ON THE RIGHT OF WAY DEDICATED FOR EAGLE RIDGE DRIVE PER FINAL PLAT OF ADERO CANYON RECORDED IN BOOK 1220,PAGE 28 PER MARICOPA COUNTY RECORDS; THENCE NORTHERLY ALONG SAID RIGHT OF WAY ON A CURVE TO THE RIGHT WHOSE CENTRAL ANGLE IS 02°09'34"AND A LENGTH OF 8.48 FEET; THENCE CONTINUING ALONG SAID RIGHT OF WAY, NORTH 57°21'47" EAST,A DISTANCE OF 69.14 FEET, TO THE BEGINNING OF A TANGENT CURVE WITH A RADIUS OF 40.00 FEET; THENCE NORTHERLY CONTINUING ALONG SAID RIGHT OF WAY ON A CURVE TO THE LEFT WHOSE CENTRAL ANGLE IS 35°39'33" AND A LENGTH OF 24.89 FEET,TO THE BEGINNING OF A REVERSE CURVE WITH A RADIUS OF 40.00 FEET; THENCE NORTHERLY CONTINUING ALONG SAID RIGHT OF WAY ON A CURVE TO THE RIGHT WHOSE CENTRAL ANGLE IS 251°19'05"AND A LENGTH OF 175.45 FEET,TO THE BEGINNING OF A REVERSE CURVE WITH A RADIUS OF 40.00 FEET; THENCE SOUTHERLY CONTINUING ALONG SAID RIGHT OF WAY ON A CURVE TO THE LEFT WHOSE CENTRAL ANGLE IS 35°39'33"AND A LENGTH OF 24.89 FEET; THENCE CONTINUING ALONG SAID RIGHT OF WAY,SOUTH 57°21'47"WEST,A DISTANCE OF 69.14 FEET, TO THE BEGINNING OF A TANGENT CURVE WITH A RADIUS OF 175.00 FEET; THENCE SOUTHERLY CONTINUING ALONG SAID RIGHT OF WAY ON A CURVE TO THE LEFT WHOSE CENTRAL ANGLE IS 26°45'36" AND A LENGTH OF 81.73 FEET,TO THE BEGINNING OF A REVERSE CURVE WITH A RADIUS OF 625.00 FEET; THENCE SOUTHERLY CONTINUING ALONG SAID RIGHT OF WAY ON A CURVE TO THE RIGHT WHOSE CENTRAL ANGLE IS 12°01'51" AND A LENGTH OF 131.23 FEET,TO THE BEGINNING OF A REVERSE CURVE WITH A RADIUS OF 325.01 FEET; THENCE SOUTHERLY CONTINUING ALONG SAID RIGHT OF WAY ON A CURVE TO THE LEFT WHOSE CENTRAL ANGLE IS 02'04'18"AND A LENGTH OF 11.75 FEET,TO A BOUNDARY CORNER OF PARCEL 5 PER SAID PLAT; THENCE ALONG THE NORTH BOUNDARY LINE OF PARCEL 5 PER SAID PLAT, SOUTH 36°31'11" EAST, A DISTANCE OF 119.21 FEET,TO A POINT BEING A BOUNDARY CORNER COMMON WITH PARCELS 5&6 PER SAID PLAT; THENCE ALONG THE NORTHERLY BOUNDARY LINE OF PARCEL 6 PER SAID PLAT, NORTH 58°32'12" EAST, A DISTANCE OF 396.00 FEET; THENCE CONTINUING ALONG THE NORTHERLY BOUNDARY LINE OF PARCEL 6 PER SAID PLAT, NORTH 84°44'21" EAST,A DISTANCE OF 146.14 FEET; Adero Canyon-Planned Area Development 20 SECTION 1-INTRODUCTION THENCE CONTINUING ALONG THE NORTHERLY BOUNDARY LINE OF PARCEL 6 PER SAID PLAT, NORTH 44°03'01" EAST,A DISTANCE OF 265.40 FEET; THENCE CONTINUING ALONG THE NORTHERLY BOUNDARY LINE OF PARCEL 6 PER SAID PLAT, SOUTH 75°45'17" EAST,A DISTANCE OF 73.67 FEET; THENCE CONTINUING ALONG THE NORTHERLY BOUNDARY LINE OF PARCEL 6 PER SAID PLAT, SOUTH 52°48'24"EAST,A DISTANCE OF 227.70 FEET; THENCE CONTINUING ALONG THE NORTHERLY BOUNDARY LINE OF PARCEL 6 PER SAID PLAT, SOUTH 66°02'43"EAST,A DISTANCE OF 267.88 FEET; THENCE CONTINUING ALONG THE NORTHERLY BOUNDARY LINE OF PARCEL 6 PER SAID PLAT, NORTH 59°08'54" EAST,A DISTANCE OF 394.36 FEET; THENCE CONTINUING ALONG THE NORTHERLY BOUNDARY LINE OF PARCEL 6 PER SAID PLAT, SOUTH 30°59'00" EAST,A DISTANCE OF 1,736.13 FEET,TO A BOUNDARY CORNER COMMON TO PARCEL 6 AND 9 PER SAID PLAT; THENCE ALONG THE NORTHERLY BOUNDARY LINE OF PARCEL 9 PER SAID PLAT,SOUTH 58°17'Ol"EAST,A DISTANCE OF 4,704.22 FEET,TO THE EASTERLY MOST BOUNDARY CORNER OF PARCEL 9; THENCE CONTINUING ALONG THE BOUNDARY LINE OF PARCEL 9 PER SAID PLAT,SOUTH 43°25'10"WEST, A DISTANCE OF 557.22 FEET; THENCE CONTINUING ALONG THE BOUNDARY LINE OF PARCEL 9 PER SAID PLAT,NORTH 84°33'11"WEST, A DISTANCE OF 1,004.50 FEET; THENCE CONTINUING ALONG THE BOUNDARY LINE OF PARCEL 9 PER SAID PLAT,NORTH 64°24'S8"WEST, A DISTANCE OF 1,155.81 FEET, TO A BOUNDARY CORNER COMMON TO PARCEL 9 AND 8 PER THE SAID PLAT; THENCE ALONG THE BOUNDARY LINE COMMON TO PARCELS 8 AND 9 PER SAID PLAT, NORTH 41°49'37" EAST,A DISTANCE OF 128.49 FEET; THENCE CONTINUING ALONG THE BOUNDARY LINE COMMON TO PARCELS 8 AND 9 PER SAID PLAT, NORTH 01°11'09" EAST,A DISTANCE OF 276.29 FEET; THENCE CONTINUING ALONG THE BOUNDARY LINE COMMON TO PARCELS 8 AND 9 PER SAID PLAT, NORTH 40°20'05"WEST,A DISTANCE OF 231.03 FEET; THENCE CONTINUING ALONG THE BOUNDARY LINE COMMON TO PARCELS 8 AND 9 PER SAID PLAT, NORTH 79°03'00"WEST,A DISTANCE OF 440.08 FEET; THENCE CONTINUING ALONG THE BOUNDARY LINE COMMON TO PARCELS 8 AND 9 PER SAID PLAT, NORTH 55°26'42"WEST,A DISTANCE OF 164.36 FEET; THENCE CONTINUING ALONG THE BOUNDARY LINE COMMON TO PARCELS 8 AND 9 PER SAID PLAT, NORTH 01°17'20" EAST,A DISTANCE OF 250.46 FEET; Adero Canyon-Planned Area Development SECTION 1 -INTRODUCTION 21 C THENCE CONTINUING ALONG THE BOUNDARY LINE COMMON TO PARCELS 8 AND 9 PER SAID PLAT, NORTH 66°29'43"WEST,A DISTANCE OF 61.85 FEET,TO A BOUNDARY CORNER COMMON TO PARCELS 7, 8 AND 9 PER SAID PLAT; THENCE ALONG THE BOUNDARY LINE COMMON TO PARCELS 7 AND 9 PER SAID PLAT, NORTH 66°29'43" WEST,A DISTANCE OF 86.29 FEET; THENCE CONTINUING ALONG THE BOUNDARY LINE COMMON TO PARCELS 7 AND 9 PER SAID PLAT, NORTH 48°15'21"WEST,A DISTANCE OF 366.99 FEET; THENCE CONTINUING ALONG THE BOUNDARY LINE COMMON TO PARCELS 7 AND 9 PER SAID PLAT, NORTH 79°47'41"WEST,A DISTANCE OF 276.70 FEET; THENCE CONTINUING ALONG THE BOUNDARY LINE COMMON TO PARCELS 7 AND 9 PER SAID PLAT, NORTH 28°47'22"WEST,A DISTANCE OF 521.43 FEET; THENCE CONTINUING ALONG THE BOUNDARY LINE COMMON TO PARCELS 7 AND 9 PER SAID PLAT, NORTH 48°27'16"WEST,A DISTANCE OF 460.67 FEET,TO A BOUNARY CORNER COMMON TO PARCELS 6, 7 AND 9; THENCE ALONG THE BOUNDARY LINE COMMON TO PARCELS 6 AND 7 PER SAID PLAT, NORTH 48°27'16" WEST,A DISTANCE OF 262.83 FEET; THENCE CONTINUING ALONG THE BOUNDARY LINE COMMON TO PARCELS 6 AND 7 PER SAID PLAT, NORTH 65°21'48"WEST,A DISTANCE OF 136.48 FEET; THENCE CONTINUING ALONG THE BOUNDARY LINE COMMON TO PARCELS 6 AND 7 PER SAID PLAT, SOUTH 35°05'58"WEST,A DISTANCE OF 480.98 FEET,TO A POINT ON THE NORTHERLY RIGHT OF WAY OF EAGLE RIDGE DRIVE PER SAID PLAT; THENCE LEAVING SAID NORTHERLY RIGHT OF WAY PER SAID PLAT SOUTH 44°00'33" WEST,A DISTANCE OF 50.00 FEET,TO A POINT ON THE SOUTHERLY RIGHT OF WAY PER SAID PLAT,ALSO TO THE BEGINNING OF A NON-TANGENT CURVE WHOSE RADIUS BEARS SOUTH 44°00'33"WEST,A DISTANCE OF 225.00 FEET; THENCE SOUTHERLY CONTINUING ALONG SAID RIGHT OF WAY ON A CURVE TO THE RIGHT WHOSE CENTRAL ANGLE IS 16°21'57"AND A LENGTH OF 64.27 FEET; THENCE CONTINUING ALONG SAID RIGHT OF WAY,SOUTH 29°37'30" EAST,A DISTANCE OF 260.09 FEET, TO THE BEGINNING OF A TANGENT CURVE WITH A RADIUS OF 325.00 FEET; THENCE SOUTHERLY CONTINUING ALONG SAID RIGHT OF WAY ON A CURVE TO THE LEFT WHOSE CENTRAL ANGLE IS 32°24'09"AND A LENGTH OF 183.80 FEET; THENCE CONTINUING ALONG SAID RIGHT OF WAY,SOUTH 62°01'39" EAST,A DISTANCE OF 187.73 FEET, TO THE BEGINNING OF A TANGENT CURVE WITH A RADIUS OF 375.00 FEET; THENCE SOUTHERLY CONTINUING ALONG SAID RIGHT OF WAY ON A CURVE TO THE RIGHT WHOSE CENTRAL ANGLE IS 48°52'03"AND A LENGTH OF 319.84 FEET,TO THE BEGINNING OF A REVERSE CURVE WITH A RADIUS OF 325.00 FEET; Adero Canyon Planned Area Development 22 SECTION 1-INTRODUCTION 0 THENCE SOUTHERLY CONTINUING ALONG SAID RIGHT OF WAY ON A CURVE TO THE LEFT WHOSE CENTRAL ANGLE IS 24°57'42"AND A LENGTH OF 141.59 FEET,TO THE BEGINNING OF A REVERSE CURVE WITH A RADIUS OF 275.00 FEET; THENCE SOUTHERLY CONTINUING ALONG SAID RIGHT OF WAY ON A CURVE TO THE RIGHT WHOSE CENTRAL ANGLE IS 22°24'39"AND A LENGTH OF 107.56 FEET; THENCE CONTINUING ALONG SAID RIGHT OF WAY,SOUTH 15°42'40" EAST,A DISTANCE OF 139.40 FEET, TO THE BEGINNING OF A TANGENT CURVE WITH A RADIUS 330.00 FEET; THENCE SOUTHERLY CONTINUING ALONG SAID RIGHT OF WAY ON A CURVE TO THE LEFT WHOSE CENTRAL ANGLE IS 36°23'01"AND A LENGTH OF 209.55 FEET; THENCE CONTINUING ALONG SAID RIGHT OF WAY, SOUTH 52°05'41" EAST, A DISTANCE OF 99.79 FEET, TO THE BEGINNING OF A TANGENT CURVE WITH A RADIUS OF 720.00 FEET; THENCE SOUTHERLY CONTINUING ALONG SAID RIGHT OF WAY ON A CURVE TO THE RIGHT WHOSE CENTRAL ANGLE IS 01°29'16"AND A LENGTH OF 18.69 FEET,TO THE POINT OF BEGINNING: SAID PARCEL CONTAINS 13580283 SQUARE FEET OR(311.760)ACRES,MORE OR LESS. G01CATEcry C3u O �` v 47373 I(2 JOSHUA S. t,i MOYSES O�fA 4YS-lS ,i/(/ EX Pig 5.Mi/ZG Adero Canyon-Planned Area Development 1 SECTION 1-INTRODUCTION 23 111; . . ___ , PARCEL 4 i I 7 8 _ PARCEL 6 PARCEL 3 pA/4�'FC EAGLE RIDGE DRIVE S PARCEL 2 `i;I j ir 41• 1 PARCEL 9 P.O.B. PARCEL 8 Fe R ::R AT • ' TIIN �j OF NW COR. SEC. 17, .411/40 T. 3 N., R. 6 E., PER G. & S. MASI R. B P.O.C. ��41 . PARCEL Ate Ilk 10 -18 — — 17 -- -- - PARCEL 10A LEGEND ' ‘ tca P.O.C. POINT OF COMMENCEMENT �� , P.O.B. POINT OF BEGINNING 47373 JOSHUA S. ' PARCEL LINE N MOYSES RE--ZONE LINE �iP 9 t8/17 .' — — SECTION LINE i c a N.T.S. ' rp- EXPIRES 03/31/20 S1-RAILGIC DRAWN JD ADERO CANYON II SURVEYING, LLC CHECKED JSM OVERALL. Alli 1102 W. SOUTHERN AVE. SCALE NTS EXHIBIT B TEMPE, AZ 85282 DATE 9118/17 PHONE: (480) 272-76340 PAGE 8 OF 8 Adero Canyon-Planned Area Development I 24 SECTION 2-THE SITE AND CONTEXT 2 . THE SITE AND CONTEXT a. Site Conditions a Adero Canyon is a planned residential master ,,, • ' planned community that is currently in the early ` -* '44stages of development with three neighborhoods '` `, (and associated infrastructure). The property is set within a secluded box canyon along the northeast side of the McDowell Mountains. The ' '4 w 114 ,..>' lr '- site is located in the northwestern portion of the '..'' ;" Town of Fountain Hills. The land is rugged terrain . ` of varying slopes with the most severe topography reaching up the sides of the Canyon and to the ridge lines of the property. There is an abundance of Sonoran desert vegetation now complimented by site and landscape improvements that included significant salvaged materials re-planted as well as revegetated areas based on approved native species plant lists. The property is surrounded by the McDowell Mountain Preserve, Eagles Nest, Copperwynd and the 18 hole SunRidge Canyon • Golf Course. Three neighborhood enclaves are currently under development including model home complexes as well as the Ridge House 1 -.., Welcome and Sales Center located near the entrance to the community. Additional nearby residential development includes; HiddenHills, Copperwynd, Eagle Ridge, Crestview and SunRidge Canyon. f , I . _ ii ' ,I.,„ t. 1. l� E 4M* e Y 1,.. , e Adero Canyon-Planned Area Development SECTION 2-THE SITE AND CONTEXT 25 ,,, . 1 , 1 •, .. .. . , .. g•,415.t. --"'''' --- . :„..... „.. .„....„...,....... . .,........, „....,.——......__,-...„,_. ,....---... -., . ''; 7-4. .. •... ..,.:0 . •*. ',..: .1 .. ., 41~.. . _. -;„ . - ....:.- N„,,, -c--- . . , . , ...„. -. . . ... . . 410-1 .-3:00,40,.s, -- •- \\: . • _ , , .....,..„.... • •. ...-,-...,4,401,,,,,,,,- ,, ., .. - -;-;!..4,*=>-:;70' ......gG," -• ii.:_,- , . _ . ... . -4, . ......,....t. ,,.. .....„., ,t.., 1 . 1 /4114-.- L-__,... e.,' , ;•-', -'4. 1:-';:,-4...1*• ". • ''`, * '-' •. ' V 7",......ir 1. ' 4..A."tr:- ."ti,,,,,, , ' .''' , l'. '1116/:'''...77"' ' '''. 4:*' l'''' ,• . .4,140 _. . 4.- ..f -..e,.,,,,,—*!'"'"....;,;(5.,-4'. , , .4 .„, '', ° J, " **: , ,•• "", ••"''•; I. • '.!' '....204'; 4.141t4 -."..'v.-'''`'.1440-.N-7 - y..- '''.• ' '''' .- . "2' - . 4.• -' V. *•'`.. IS: , -44..' • .4 ''''-ii,a c...' • ^ 7.• -. ''.;44.' •° ' -• 4 • "'-'`.4.'7 *; .,„ •••••••-, ,4-•- ' . .... , . --•. ' ....- , .,, . . , Fr :. . I i .._..,. , ii .114ilio . . - - op - .11.,..4„4.-.......,,,...-.._ .. ...,,.. . .. 4. • ., • Phase I built construction ... . ,„-zr,;...,-,,,-,;..-:,:„,„ A14,,,,,,4,, , ,• 1. , • . . • : , ,,. .. ,,. . , • . „„ . ..• .: ..., ,,: . ti .: ,,..,,,t.,,,•• .i:•;, ,,„ .; .• ,',4.,...44 : .,;. , . ,. ...i-v,. '.'' .'.- tw, Ittitik ,,., 1.4,41,4,;kliz, • ,11.44 f .•. , .-., .'',- % •,,';, . .:-'. .4 ..1•.. .„.4...t:.,.P...../ 44 -:.:~f• , ...lf", i ,,' l'''...•'',:' ' .0.1;7'ZIN''4....ki.4.1Cr,.44- A.4/':41.4. .•. '.. '. , fi.W.M9;,.44.i .,„iiiiii, ,,., , *b., -.. .. : . - *w... \ITT?, •,-,:;tio., :,,,..,,' -,,i4. '. ..-or, . -----.-:. ..- ...- ,...,...,,,,;.. r, . .... . ....4ortip ;4,;,.,,,,44 -914itti--1,_,....,..,....,-_,., ...; —,....- -or 7 i 'P'-.k •°'-'Or - .1.- sier.,' ._ 4 44. r••• ,.. ,, ••11'.''' ••,14.1 . 5.-•y . .--,` '.4;''' ••••°'..... •:'.. ' 1. 1•.',5Itt . ii, -,!,,,!.,.-....,::',:,.- .,-.-,...-,,.L-„,,,„,.... ;,,'7, ,. . ... -.- 1.- -. ' Nr. ' -4-4,, ilAliN.s*Kt,"k•.: 'v.-''' -,' .......4.,,,,-m;- -.. ..i ---.----„---'•--4, '... NIA':' • — ,'' .i . 4-::1: . 'tr:101°' 4 :.4... , '4 . ,--Iiiiii 4 S14 -,.... '''''4 ;'' . ' ' — ' . ."' ' ' • .; ' ' .4. - . . . t !,?... • ,. • _- - .. ,._„,...,. .. . . . - .: .„- .,-,.. ,.....,_„tk, ..1.•,;4 .•• ' '-' -' ' 4-.0 , 'P'4 •••. - '---.'"- - -••'-' .9'' .."-•"` ' ***e'...''.•'. ' -: '' • ''''1.‘ . •‘...: '''Jigir 1. '',41'-s.',..•‘; ;','-'it'.' -•'.- '.'vig . •Z' -''''''''''''' '''''''''' ''''''' '-' •..'*.*Cf; "'','74';','.liT•.:''::..4.4.:V,. ' "...'„,„, .- ,:.,,,,,:,,r.4 Pock outcropping Adero Canyon-Planned Area Development 26 SECTION 2-THE SITE AND CONTEXT b. Location Map NI :. The Location Map shows the highlighted PAD area within the overall context of the Adero Canyon master plan boundaries. The map identifies the 1 : surrounding land uses, zoning classifications _ . and circulation patterns within a minimum of a . ;' rR three hundred (300) foot radius of the property - " ,..� " ' measured in all directions from the perimeter :: of the property lines. In addition to zoning and , / -0 .411 :; ';` 1 land use, the accompanying legend identifies, '`.~McDowell Sonoran Preserve, City of Scottsdale 4 : : ". ,- r`3 s' municipal boundary and color codes for parks, .iii <'t�, f, housing, utilities, lodging and open space. - "' g 9 p p ^'� ;t LEGEND "� _ '' .' LANDUSE . . . rr Natural O.S. 000111*":-- - Open Space n Park/Golf .,i :' - Lodging El 300'Study Boundary ; . Multi-Family/Condo High 111111 n Scottsdale Owned McDowell Sonoran Preserve . " (as of 4/2002) II Utility Zoning Boundaries 4;. Single Family/Medium fordar Phase 2 PAD Area(Current Request) -. - - r tt ,e, Single Family/Low Corporation Boundary . Single Family/Very Low � ExistingRoads . -- - -- - -- - -- • -- A -- A -- - -- - -- I -- ' -- • -- I -- • - ZONING L___- Adero Parcels 1,7,8 Town of Fountain Hills: - :,-- Rl 43(Single Family Residential Zoning District One(1)Acre/DU) - R1-35H(Single-Family Residential Hillside Zoning District-35,000 Sq Ft/DU) R1-8(Single-Family Residential Zoning District-8,000 Sq Ft/DU) ,, R1-6(Single-Family Residential Zoning District-6,000 Sq Ft/DU) - `" R-5 P.U.D.(Multi-Family Residential Zoning District) t ` OSP(Open Space Preservation District) z {{� OSR(Open Space Recreational District) City of Scottsdale: R1-43(Single-Family Residential-86,000 Sq Ft/DU) R1-18(Single-Family Residential-18,000 Sq Ft/DU) R1-7(Single-Family Residential-7,000 Sq Ft/DU scale: NTS r Adero Canyon-Planned Area Development SECTION 2-THE SITE AND CONTEXT 27 R 1-3 H k . ,, _ J s ;` 4ti' t ... _ .x / Fp., , .w • I • OWNER: TOWN OF FOUNTAIN PILLS q.0�� 28o AC PARCEL °C 4tiy , , R 4 y ti 1 Adero Parcels .Y 78 a. Ri-18 �' / ESL (ND) - 414- - ,,,,='; 'i,-,. r' ' .!... ,. F, 53 R 1-43 --54,, i /. opp , wynd PAD - ,. ;Ri-43 ESL �- — 1 • c- C Y 'a' O AL PA II �'',-,t ■ITIMIIM Adero Canyon-Planned Area Development 28 SECTION 2-THE SITE AND CONTEXT c. Topography . „ , ,,, -�,�-- The accompanying ",'i`"' ,4 touvals associated with � F� �� � -,,� the topographythrow throughout the Adero Canyon ---�sr�' '`-+r� �,-- g Y d�" �`�;r ' V -,R/�ti property. The closer the contour lines are , 7 4'��=� r'` "4* together, the more steep the slope is. The exhibit A r-'t r�•.J` also illustrates the property line as well as the '4,, `Z� ' *.-' extent of the new PAD area. — 1. t.,,;� ipir,..-..,Nyi.q."-41, r.2>'1°`4.'4k-lk§:041. --s.".1\--If\S)Iiiid .' -: /J/,, x3 ----‘ ----:::\-) LEGEND 4`, ,� ",- , ` . `�.\ r i Contour Intervals at 10' ,/,. .-1?\,. ry l Phase 2 (Current Request) \ L....,„ t. Planned Area Development(PAD) BoundaryN t J • y Ell) • - ' scale: NTS K Adero Canyon-Planned Area Development SECTION 2-THE SITE AND CONTEXT 29 �s ri-+ 1 . .� sty{a,,,- —— ., t r ' "I I). -/ 154 "*t.t.„4.NNA -vr „„.„..,,k .,... , „s4.. 4 , s 44% . , . . s ... ,, N. 440,,,..*7_,, 1 ,, ,_c.,.1 ' . , ." i 0.-• . •• .:.:., , r''\-'--s's ''.• It,41(0. •;.:•. \\N_-''=-.-...s..7'.\-Ss..'\ -z.'‘',) --\\ J . . ire C (. :. \)"- ) /1 • ' \,,r-i-3 4 _ - - 1 -74<7,4-, ;:...;'''. - ' , .40. .`,.'..1‘,\'.1.11‘:0*-1`•U Val,,I, ) 1,--,...._ i.-0.4.,,,,\, ''''' '1,' -••_,...e.•„•, ...0. ,. . ,- '7' . ,i; l' ' )4-2. :„ N.,,_ tl. ,).:' '11:"',1*.L::' ':':U 7' — . 'Ai: tkti;i:‘,L'*‘,\•, ...:,..\.. .ji II r y '1! . 4 Qk.4' \\, ..4x.- )r)/ ''.....'-''. .''''...e ii ,‘,4,;,"?'',44.-'n ?' ...L. ... . --f*IP-1 .44. 1 ' .. , 4,,, _ „,:.'it 1..,.. ..\3:a k...) )(19/1) ..„,- ,,,,......1*"..1,* . . .:.•:".- . .,,,,,.•---. • . iiii,- --'31L,_ anio .:NitItt,--N\ --=:',\.: ; 1 --' fr\-21,- \''N'IL. ' ' 'a '-..- -I') %.114,,,,/ . -4---"Cr(Thi,-4,.. -j .444,.1,. ,-„.,,o ,..-,,,,.. ., . - ' '1-4. p,:---,:,;--,„.... ----- - , /01 1 / N. - \ �v� fin.,. V if ^i.i^/r"V� . e ._ '' "� l^-: ` ,'; , v im,- ! \ •` --_,--„A_ t y ,,,...: ..s\„„or ,.:N., � �f�4 it , �� 1r- ,r ,,,.-4._ ------,2.„),./ i , . , '''' i_As' \-\--- -,---Viv,iii*--e.4.'-'',L.;:--- '.1-'//'AK*, I -` .5'7 -.- ----\';-: ' ' . ,.,„,....." .,: .),,11;4‘44:)„,4,42„.,,,klacr.•••••••'-'',..:1,-.6. ...444 ----yir,- ;...„,. ,...‘„4 114,1,, , •, , ':,- ,..,....-„,,..,, ,, . . ) I -7"---=-Nt--N k11k' ' . y.), - ..... . . L ) AI r' _. -. _ . -,, Tfl • I' - 4 .. , , , .. ‘''' • -'\., -----;-:---7-A ..,;;, N=-----i)9,/'., ,,•tt_.,,,------_, 4,---"-- -- _/Thtr,„,N.''.-,,'_':,.4.1,.,-1-t 1-A1-,1-54l, „„,.1,o-,)-.1., .', ..,, k.e-N%.Li.iArs--.M., Adero Parcels , . , i ';'t �`r -- � , 1, 7, 8 1LS4,,°,\,r,,,.:,\1,,,,,.i,‘i. i-1_,• .'' Wit "' ' ''''.x, \ `4-;-----7c 'A3-VOIr!--_-_--.7.,-----Air,.-"'4,-,,;,—,..,., .1)\ ...4.1WA1,.. pr'-':':41ii\1 k,t:;--...-- L_IN, '1''-'47'-', StA N , , ,, -- . , ,, ,, .,. ,.\\k„,:„. . ',,,\,s,\, , . ., .- \ , ,,, ,___, , . ._ , , ,.. . .. . ,,, . : , . , , . . .,, . -,,, . ,,, , '• t \ 't t r . ,4 ter r' " i. r i �t- ,' � Adero Canyon-Planned Area Development 30 SECTION 2-THE SITE AND CONTEXT d. Slope Analysis The "Conservation Community" development _._ strategy provides a more sensitive approach to `j'LL, s? 4 limiting impacts and focusing disturbance to the Y ie► -'` least significant slopes. The accompanying slope .4 -' analysis identifies the range of slope categories 1 +t �.-41L. • throughout the PAD area. The flattest land areas I. ;-; ; , are in green and yellow and make up a significant t► 'II '`7'�`"'' ,� portion of the newly proposed development plan. ,, ' ,;, ra The majority of the orange and red areas (with . s' _ 4 ' the most severe slopes) were previously planned a �": � ' . F for large private custom lots- but in the new ate ' , 4; development strategy, ` 'p will be part of the open .,�r .�!��, ; t ,; � 4 space framework. '40040 'S..I 1 41111416, Y + ' LEGEND r r Slope Category _ „- r-� t 0-10% Slope { . 10-20% Slope 20-30% Slope 30%+ Slope Phase 2 (Current Request) Planned Area ',n ," °'`y Development(PAD) Boundary ' scale: NTS - ,. Adero Canyon-Planned Area Development SECTION 2-THE SITE AND CONTEXT 31 , ` `ti °r'f fib, r < r ,y, a yA ri: r s , t_ ..� . - .d. r. t R., s 4, .,,4 pi IA ,,,,, . # A .; ti DA .fir ,a : , ,, .; r 4144:. . . ,: •' , en r �' E ,` Adero Parcels �� �'� 1, 7, 8 Alitt r: Ar is !f • r-, / Adero Canyon-Planned Area Development 32 SECTION 2-THE SITE AND CONTEXT To put the associated slopes within the PAD Area into the proper frame of reference, it is instructive to mention two important points of how they are determined and quantified across the master plan. First, a slope expressed as a percentage is a measure of the rise in feet over a given horizontal length. For example, a 30% slope would be ground that changes in elevation 3 feet for every 10 feet (3/10 = 30%). A common misconception is equating a 30% slope to a 30° angle; they are not the same as depicted below: 58% (30.00°) -incorrect! 40% (21 .80°) 2ci 30% (16.70°) -correct! 20% (1 1 .31°) 1111 10% (5.71°) .,./ 0% (0°) grade angle The graphic above illustrates the difference between nomenclature for slopes and angles. While we present slopes in 10% increments, it is important to understand that these areas equate to numeric angles roughly half the numeric percentages and are, in fact, much closer to level ground than many perceive. Adero Canyon-Planned Area Development SECTION 2-THE SITE AND CONTEXT 33 • Second, natural terrain in all slopes are full of small slope anomalies. Swales, rock outcroppings, erosion channels and the like create isolated variances in slopes everywhere. These anomalies are evident on the slope analysis map. These natural anomalies can create isolated areas where development appears to encroach into higher slope areas, where in fact, a portion of overall disturbance quantities in these areas are actually higher- slope anomalies and landform undulations in flatter areas. It is impossible to quantify every anomaly, but it is important to recognize their abundance across the entire property. • 1104. r .r r This image captures the spectrum of slope conditions on the property. Adero Canyon-Planned Area Development 34 SECTION 2-THE SITE AND CONT[XT e. Major Vegetative Cover £, Per Article 1 of the Subdivision Ordinance, all , : F saguaro cacti over three (3) feet in height as well • as significant vegetation and rock outcroppings , will be identified. Landscape plans will call for the use of all salvage plants along rights of way, trails ., . and sidewalks, neighborhood entries and common areas as a critical component of the overall project N ' .° execution. The Applicant has taken great care to identify special site features and incorporate them into the overall design framework. LEGEND Saguaro- Paloverde mixed scrub Association #. Brittlebush - mixed scrub Association • Phase 2 (Current Request) Planned Area Development(PAD) Boundary The adjacent exhibit is a PAD area view of the Biotic Communities of Eagle Ridge North Subdivision, Adero Canyon II, LLC Properties, Fountain Hills, Arizona r` Prepared by Southwestern Field Biologists- October 1996. 5.r scale: NTS Adero Canyon-Planned Area Development SECTION 2-THE SITE AND CONTEXT 35 ..'Alit *¢ \ `v. - ': ..,. s .M 'm , d a sj Q0 Cq/v i'o NA ROA Adero Parcels 4fri,,,,_,, >. A. , R 3, 1, /7 , 8 a ;T --r' \ if'. :', :,: ' , i a ;"411,1 '� 4%' Adero Canyon-Planned Area Development - > • .. _ ....., . ... . i , ......., ) : : i ., . .. . , , .. ._...... _ ......,,..._,..,.„ „,..„.. ,,.„,..... .,.. ___ \L, -._...._ 40- : ), ... .„,.... ..,.,..;..... , ._ . .„ . ,. . i ... , i i ,, ,,__ _ . , ,,,,.,,: t ' .. lii r ` . : • 2`` ' t 4 ,, of "r asp • a. . 'Ir. _ �, + ..mow, ^ .#y a t,..••- 4 , t. M- * �; " 'yam -1l` a r7 "l` ,3+�,. a ., r 'i 4 a i _.01 1/4. 1". .'°,' ' 4. ..' --". v►„ f �. /, . `..'.h" t r`it ,' • ♦ ' ice' ,�,• . m..' ;,^ A ,�-... �::. .'.� "pzer,�,{,�a:x�jf�_� r GYP. ,.,F y • pY SECTION 2-THE SITE AND CONTEXT 37 f. Drainage, Streams & Water Ponding The Applicant will work closely with the Town on an updated Drainage strategy for the project that best aligns with the previous work done on the property. All agreed upon drainage strategies and solutions will be incorporated in the detailed engineering documents to be submitted at time of preliminary plat. Existing major drainage channels shall remain as historically located except that roads and utilities may be installed across such channels as approved by the Town. Minor draws and drainage channels that do not require US Army Corps of Engineers permits may be modified or impacted. Where channel modifications are planned, the Applicant shall obtain applicable Arizona Department of Environmental Quality (ADEQ) and federal Environmental Protection Agency (EPA) permits through the US Army Corps of Engineers as required. Structures and or lots shall be arranged so as to minimize impacts to all drainage channels. The 100-year storm shall be the basis for calculating setbacks. All best practices shall be utilized for the design and integration of drainage associated with storm water management. Facilities for the collection of storm water shall be designed so as to retain water safely and adequately for the maximum expected storm water runoff volume equal to the difference between the pre- development condition and the post-development condition for a 100- year storm (or for a small storm if that results in a higher difference). No discharge shall exceed demonstrated predevelopment historical flows from any drainage, and such facilities will be constructed in the typical sequence of construction following the installation of utilities. Adero Canyon-Planned Area Development 38 SECTION 2-THE SITE AND CONTEXT f. Drainage, Streams & Water 40) Ponding Plan , The following exhibit identifies the locations and N extents of intermittent streams and proposed - water ponding areas within the PAD area. In - N addition the exhibit shows the overall existing 7 1 drainage, including the illustrated arrows that indicate flow direction. T N LEGEND Phase 2 (Current Request) Planned Area 1 Development(PAD) Boundary / Intermittent Streams Drainage Direction Proposed Detention Area ♦ Potential additional detention area, if needed. / Potential Drainage Area Note:Detention basins to be sized only on specific drainage requirements for Adero Canyon.Basins will not be oversized and no land area will be set aside for additional uses. scale: NTS Adero Canyon-Planned Area Development SECTION 2-THE SITE AND CONTEXT 39 • , __, - _. , T ,,, , - / , ,i- y L.1\ , i, ____, ,7 , ____, _., y 2 1 I d 2, i ,,,,, N`I ' .A`�RroQE owvE R. y -Y 4;2O / r c 4tiyo� T fir" ��IrY T / /A� y T / 1 T N Adero Parcels u, ,- 1, 7, 8 v. _ , I C Adero Canyon-Planned Area Development 40 SECTION 2-THE SITE AND CONTEXT g. Natural Features :. Mesas, rock outcroppings and man-made features such as existingroads structures 'u es and utility lines have been identified on the accompanying exhibit. , r,.......„, r '''<t ,I r;-. a.r 4 LEGEND Rock Formations \)"..,4 Phase 2 (Current Request) Planned Area Development(PAD) Boundary � ' Major Wash Corridors t. • Water Tank Power Poles ._ . Power Line Note: Powerlines may be relocated, realigned and/or buried depending on further design refinements. CID ,, scale: NTS Adero Canyon-Planned Area Development SECTION 2-THE SITE AND CONTEXT 41 . . . • 0. . ' ' ' '' '..... '.; .- ' '. .','::' ''-''.....''',,,-,4' ''' ;'..'';*%':,.*: H , .• ,',.'',7. ' -. r'''. . . ' . . . .•'''.4k ' 4ft, . . • . '- • 'ir-.A.-V "..'•7<14. - e: _ . ,._. .. •-•:-,------."--,-.';'' *..-.',.:;;--.- - --. ,..., -:-,.., . ...- .:, .•.,.- . - .. .*,e,, - • .'Pfl!,':,—7.,.•.«:.....'.••;*.,P7,1-.' '.--,-..—•:, ,11':-::.'-'1 .,,,-:;••::H;--,',".!..:7 :._,,,w,,?;;:;-..,,.... : •r-F,:•-,.• I• •:', , -. '-'• , ,- '.r,,. :1:-.„ ...;,..... ,..,-,';1.-.. , ,-!:... - .,...•.-- .*-:•.,z' i,-(..1..,,:,,,-....„ ..-I . . ,,, -,,,---. ' k::••:-•.,' — . ' . • ,,-..v.,-C.— -;" i'. .';-:,.....:‘,..i)'44;. ' s.,"-,. ., .: ., ,•.--'•• ..,„,..,...??,•,.,i ;,,...,.: .7 -.., .. , 7,„ e .i ..• 7, •-• : . .,- •,, ,, ..!,!...,...„, •--..,,,,o, • •__•:,:,,•,:',g11.1.. . . 7-NN.,,, '‘,..7.\ •' ' . . ' , - .'C.'/.- • ,-:- - '''- -411'r.: : . ,,p-, i',.':'/-i'.'',.., „.,,,-,';. . - ,....\........ ,- '4,-,,,, \, '• . ' , ,,'.''', - i: .,.', e;• .., . .. ., 0 -,,,< ,, '. „ . ., ... .,_ , ,' ..., . .,,,-- , , \ . x,. ...- ., . ,. . . ,. ...,..-, -.. , . . ., , . i .,. • , . k • . ,., '''.. , ,.. ,,,,, \ ' .1$. ... . :•• , . -, .,.. . ., .. .- , . . . • ..,..,,,,. .. . . . ..„ , - ' .. .,..... .. . .. . .. . ....... .. - - . . . . , . . . . (\\I „ . ' .:' ; . , ' \) ,,,,, '.42C) ..•, , , , , , 1 ,. \\"'"""'"\\**%k.Aik,_„4:'' . :". -v 4:.:Th?'41°'4.??.''''')'44/4.' I'. - •••.,-T ?•- • -'';';.7.""•,,. ... , . ., . r...I . . . --, „ I -,,.. . ,A -"4.4,,,„. .. •••-•.•,,,..;.:',',..••••-..•-•;',4,..-,;:;-').., •::„..,,A. '..,-:''',.:. _;.'''' J''.:-;.''''_74;,,..*.. '-' .7.''''', ''''';:*...!'''''..'•-:.;-;,..;...:.".,,..•;' ' .': Adero Parcels ., . . _,,,...._. . ... __, . : : - • . , 1, 7, 8 „ .. ,...• . ....,„„ .„. . ..,, f . 73 - . .. . •' . 4111r: . , . 74...* . -.. . . . -. ill ',...• .7-..i..:' '- . , . . .. , . . . . . k...- ,..z.-•_,... ,,... - - ,,- ,,.. , 0.4 . .. .1-..". •- • -- -- •" , i • ,.. -,' ., i .,''..1-f',,:,'.' ,',-.. ..-i.,.•-z ',.:•4.Pci-..,. . 11.'. -:.. - '••:.•••*,•,-...-..,•• ' -'.-•'•-•;,••.-.5- :---,..r-•-.....;',.3-..-1'.:•'• ' •.. •.. ,,, ..4.,"\''*.r7-•: . ' . , ' -0.'"••5‘'' - , - ....',,`. -. • .. ,. ,. .4,',•'''‘:"..4,-.:'-',T-4. ' ' -.,-".:-"-t,--;,,*4-,,',-, '.,:, ',','".••A., -(-...i. '.,./...-„....` .,, : i .::,...„ ,....,. _.,,,-, . . .. . . Adero Canyon-Planned Area Development , 42 SECTION 3-DEVELOPMENT OBJECTIVES 3. DEVELOPMENT OBJECTIVES0 L Overview The proposed PAD meets the obejctives as set forth in the Town's General Plan, Zoning Ordinance and previous Settlement Agreement, while permitting :r. , "- a broader range of housing types currently lacking ';•i,`-`,` {4": in Fountain Hills today. This PAD Amendment also .-;`„ provides an opportunity to preserve a greater .... . amount or more meaningful open space. �, , -. 4 1 Y i ., w / i t, f a. Design Philosophy �� �' ''g !� W la ilk 0 at ig The refined direction for Adero Canyon will = �' ,�: continue to focus on incorporating a broader �/i1 ` a•.* z . at spectrum of housing types. The reality moving ' forward is that the market for large lot custom �� ' ri ., home subdivisions will not be viable for several 4-if,', �r, ti 1 • more years. Recent development models in -wA�, desert hillside environments such as DC Ranch, IIISilverleaf, and FireRock have shown that a careful mix of varied residential product types can help elevate the quality of a community as well as ensure financial stability and sustainability - appealing to a broader market. The"Conservation Community" plan for Adero Canyon moves away -.. from the exclusive custom lot scenario to one with a mixture of unique and identifiable products in neighborhoods that celebrate the best aspects of diverse community building. . r r w 'b . A - -i P ;��- Adero Canyon-Planned Area Development SECTION 3-DEVELOPMENT OBJECTIVES 43 The following principles will continue tot guide the planning, design and execution of the community: Focus on Quality • Incorporate authentic timeless architecture that reinforces the community5, brand. • Maintain a consistent design theme p_ . • Create a unique community identity that further elevates the reputation of Fountain :, Hills - k Light Touch on the Land a • . • Carefully balance development with open space • Highly sensitive to natural topography and landforms • Maximize view corridors • Limit disturbance into the native desert landscape At*too It Living Well Over Time �` �" • Focus on long-term stewardship of the v land � , • Integrated healthy living opportunities I with the outdoors • Create lasting positive impressions for homeowners and visitors • Establish a financial model that's based on long term success Flexible Framework 111 • Introduce a more diverse product type to meet market segmentation • Anticipate future market changes and trends • Understanding changing buyer demographics Adero Canyon-Planned Area Development 44 SECTION 3-DEVELOPMENT OBJECTIVES b. Land Uses and Development Standards vill SC (Semi-Custom Residential) Permitted Uses: Single family homes with customary accessory buildings. Walls(6'in height)and fences on side and rear property lines are permitted. Density,Area,Building,and Yard Regulations:The table below specifies the minimum lot size,minimum lot width,maximum building height,minimum yard setbacks,maximum lot coverage percentage,and distance between buildings,and minimum distance between buildings on adjacent lots. Max. Minimum Yard Setbacks Min.Distance Min.Lot Area Lot Width Building Max.Lot Min.Distance Between (Sq.Ft.) Height Front Side Street Rear Coverage Between Buildings on Side Buildings Adjacent Lots Min.7,500 60' 30 20';10'with side 5 .15' lo' S0 6' 14' loaded garage TH (Townhome) Permitted Uses: Single-family residential attached dwellings,multifamily residential and accessory uses. Density,Area,Building,and Yard Regulations for common ownership structure of the parcel(i.e.multifamily condominium): The table below specifies the minimum parcel size, maximum density,minimum parcel width,maximum building height,maximum building width,minimum yard setbacks,maximum parcel coverage percentage,distance between buildings,and perimeter parcel setbacks. Density,Area,Building,and Yard Regulations for separate lot ownership structure within the parcel(i.e.single-family attached): The table below specifies the minimum lot size,maximum density,minimum lot width,maximum building height,maximum building width,minimum yard setbacks,maximum lot coverage percentage,distance between buildings,and perimeter parcel setbacks.. Min.Lot Minimum Yard Setbacks Parcel Area Max. Min. Area/D.U.(Sq. Lot BuildingMax.Lot Distance Perimeter (Sq.Ft.) Ft) Width Heigh Front Side Street Rear Street Coverage Between Parcel Line Side Rear Buildings Setback 26,000 3,500 40' 30' 10' 0' 15' 0' 15' 100%' 10' 30' Coverage of the overall platted parcel containing lots shall not exceed 65% ■ OSR (Open Space Recreation) Adero Canyon-Planned Area Development SECTION 3-DEVELOPMENT OBJECTIVES 45 i. ' Phase 2 PAD osu (Current Request) (`' ,� OSR ihnbillite. '-4 , '::,' ' ' Sc 00 SC ` to.:. . T H' lAO a c asp ,z Mali • oa _ ,w .Lys OSR 4p, f F,po C , k ` 4HY04,4, 4 0 k OSR i_ \''', Adero Parcels (--- .-- * - 1, 7, 8 �� �� ' a OSR Po 1(.41) 111) scale: NTS Adero Canyon-Planned Area Development 46 SECTION 3-DEVELOPMENT OBJECTIVES Land Use Description Land uses have been refined and sited for the proposed PAD by balancing three key objectives: 1 . Remove all large lot custom home sites along the ridges and perimeter of the property and replace the majority of that area with a designation of open space recreation. 2. Infill additional buildable areas on the property in and around the basin floor, closest to Eagle Ridge Drive. This will include a range of semi-custom homes as well as the townhomes which will likely take the form of duplexes similar to the Camelot paired homes being constructed on the property now as well as similar paired homes that Toll has developed at the Overlook at Firerock. 3. Remove the planned multi-family unit parcel adjacent to the Ridge House Welcome Center and put that land area into open space. Associated units will be re-distributed to planned areas associated with the semi-custom units and the townhome units. SC - Semi-Custom Lots The associated development plan illustrates the locations for the new semi-custom neighborhood enclaves. This includes four neighborhoods to the west of Eagle Ridge Drive (totaling 144 units and approximately 91 acres and two neighborhoods to the east of Eagle Ridge Drive (totaling 61 units and totaling approximately 11 acres). TH - Townhome Lots The associated development plan illustrates the locations for the new townhome neighborhood enclave. This enclave is located to the east of Eagle Ridge Drive (totaling 30 units and approximately 10 acres). Mew Canyon-Planned Area Development e f 1 ..._. ..4 .‘,... f ,„\\\, ,/.tom *,i - IiJ4 it'` Cp \ T Yt k z. s':' '''''.;.. .4, -. 1 iii;i4i°11::!; .4:' i,1 in t ,,, ,. ,. ........,. . , , . „ , MF.,t._ .. a+. 11... .,_, ,.... 40„.....,0,.....:_„... . . :. „. 1 , . ....,„ . ,.,.._, ,,,,g...tiiicz.,_,I..,1.,i;,:_;.„.,...,,,..L.. . ,, ,t . .... . _ ......• _ . . ..... . . ...n., lam...'• it, S i 4`'.k�.t•. i 011111 s -4 r. ,.!kik ii*9' 1.111. mkt wis, Cis ,• h_,` � .- 'h I. • w,. R 48 SECTION 3-DEVELOPMENT OBJECTIVES c. Community Theme The overall site planning will continue to be complemented by community features and theming introduced in Phase One.We will continue ,i, to incorporate stone walls, rustic elements, simple geometry, boulders and natural vegetation in _ common areas. All this is intended to compliment ;`j the most recent site improvements associated -- with Phase One of the project. Community design h elements, such as signage and walls,will continue 'ast ��! F �-- to focus on a range of materials including: �� �►�� 4 -ii OP 3ll•?- ;'h am . - .• w►dw"/� � i 4 4 `N'' ',; yl-a •. ao,d► dr" �i-.€iti RUSTED STEEL '` a "N. 'r eikkai. ..,:', , .. ,,,x---.. 44paitc 1 STONE BOULDERS 4 ; ,Vitt; ,* a,-a,, 3 . RAMMED EARTH 44/ 4 . BOARD FORM �- ? . . CONCRETE ,�. •� : _—...„ 5 . PAINTED METAL/ CONCRETE PANELS ; . 14: s al _J,/ _ _ . 6 . WROUGHT IRON P ; - �=�.: r ..r- ..=� ,�' /.-ram �+.�, . -✓ - - k. s 7 . ADOBE BRICK AND , �` i y ,.s SLUMP BLOCK . 1 ; Adero Canyon-Planned Area Development SECTION 3-DEVELOPMENT OBJECTIVES 49 r 6 F ., w • } •M . f 1 f d . \ \/ . :: F -4 �' i 441111:1' 17 ?'4‘ "\fit 1 Adero Canyon-Planned Area Development 50 SECTION 3-DEVELOPMENT OBJECTIVES d. Architecture Concepts A thoughtful and refreshing spectrum of variety will continue to be integrated based on house ' size, product type, location, orientation and how The design intent will continue to establish a variety of styles. The strategy for building theme homes integrate with the desert setting. will continue to create a unifying philosophy of design that echoes some of the historic building aspects of the Sonoran desert. The design intent 10 will continue to focus on design expressions r ` ,., , that are authentic to the area and embrace " '" ► the heritage of the historic inhabitants of the ;.: "l _" - ' McDowell Mountains. The community theme will -- continue to be "old Arizona" echoing the simple Iliii ' - organic building methods with a contemporary �+ -= , 4` flair, prospectors and ranchers incorporating rammed earth, rustic elements, simple geometry, `-- boulders and natural vegetation. K:' The design guidelines for homes will continue to incorporate environmentally-sensitive design I techniques and themes that have long been . •� �.' associated with the desert southwest. A hacienda ranch theme will complement the natural setting and reinforce a desert ranch vernacular that has evolved over centuries. Simple building masses, .m with broad overhangs, pitched roofs, shed roofs E a� � , ` "= and carefully located courtyards and gateway ` � .' '� thresholds provide for indoor/ outdoor living Y with integrated shade and landscape for comfort and lifestyle. Natural materials of brick, adobe, stone, metal and wood provide attractive visual ♦ a accents and durability. Strategic placement of 4 i doors and windows, along with careful building ,.. orientation help to capture natural breezes. The `-} ` hacienda traditional layout of open oriented rooms reinforces the connectivity to the outdoors - and an expanded living area. Unlike many communities that introduce numerous house styles with the intent of creating architecture variety, Adero Canyon will continue r, to carefully integrate the many aspects of the hacienda design and incorporate contemporary ' construction techniques and materials to 7~°—� encourage a strong overall design theme for the A °'# community. - - All included photographs,graphic exhibits,precedent photographs,illustrations,and/or sketch imagery are conceptual in nature and not intended to be specific design. They are intended to provide visual examples and aspirations of the intended design and development outcome. Adero Canyon-Planned Area Development SECTION 3-DEVELOPMENT OBJECTIVES 51 4;;;; ..,f ter,'` V_ 3if 7io I 44., 1,1 ''.. a ,, Pg__ mi.'2`.""--"v.- • ..',... House section with ten (10) percent slope in red with single terrace level. rd• r, 1.: A fi!'" —0 t'!,i / r House section with twenty (20) percent slope in red with single terrace level. House section with thirty (30) percent slope in red with single terrace level. See the alternative development standards set forth in Section 5. 10(B) of the Canyon-Side Ordinance 17-08. Examples of sensitive design techniques for building homes in and 0 around slopes. Adero Canyon-Planned Area Development 1 52 SECTION 3-DEVELOPMENT OBJECTIVES L ilk [ IMP IOW4 ~ ��- +`v` ut 14e ,, `' xi . ,.... .1 �._ — - Ili 0 1 91 ,� ' . t111 , i _I►"a`fi • 'ta ;1� ' x i r /7 ,,„, %,.# All included photographs,graphic exhibits,precedent photographs,illustrations,and/or sketch imagery ar e ry a e conceptual in nature and not intended to be specific design. They are intended to provide visual examples and aspirations of the intended design and development outcome. Adero Canyon-Planned Area Development SECTION 3-DEVELOPMENT OBJECTIVES 53 - Milk i, �I 1 ' •I . "Ji � I C - . mow.-I:r p , m IC - "wog" ,i1N11M" '"` ' 4 o •,14yb at $ c` v ` II �� '' s F vliitic.i��C :'''r'''''l..e A1111:' ,?..., r... w a. IQ rilt''..".1‘ 4 - '' , 1 ',,.,,.; ‘16,0:-.-''''' „....:- '''°1.:'.1'.'.:: '. \ ' /4: li iv: • ,! I tVI iiik t, nip' sue._-^•.e.: t '� 5,,,,,:;:t 4itt/1114.'.f i ,r:i:,,i,,1:4; ;.. , g � � , '1, 1 li •2VS' ,i , 74 r All included photographs,graphic exhibits,precedent photographs,illustrations,-and/or sketch imagery are conceptual in nature and not intended to be specific design. They are intended to provide visual examples and aspirations of the intended design and development outcome. Adero Canyon-Planned Area Development 54 SECTION 3-DEVELOPMENT OBJECTIVES e. Grading Standards Each newly proposed neighborhood enclave has been walked by the Applicant, the Land Planner and the project Civil Engineer. The organization of roadway layouts and associated building pads has been carefully crafted to limit impacts to significant landforms throughout the development. The "Conservation Community" development strategy, which results in removing a substantial part of the property from private ownership and moves it into an open space conservation easement, also entails located development in more central locations. Like the PAD previously approved, some degree of cut and fill waivers will be required to execute the "Conservation Community" development strategy. The Applicant will coordinate with the Town as part of the Development Agreement to establish the parameters of the necessary waivers for cut and fill. Note, between terraced walls, the "terraced" area can be up to a 3:1 slope for fills and a 2:1 slope for cuts, except as needed for drainage. Maximum cut of a natural slope up to 10' or greater dependent on the stability of the materials excavated, and shall be as prescribed by the Town Engineer. The applicant will work closely with the Town on an updated grading strategy for the project that best aligns with the previous work done on the property. All agreed upon grading strategies and solutions will be incorporated in the detailed engineering documents to be submitted at time of preliminary plat. f. Sewer System The Town is in possession of the Master Wastewater Plan dated November 6, 2013, prepared by) the civil engineers. As part of the associated improvement strategies for the new PAD, the Applicant will coordinate with the Town on the preparation of an updated Master Wastewater plan based on current as built conditions. The updated Plan and associated system will be designed per the specifications of the Fountain Hills Sanitary District (based upon 100 gallons per person per day) for gravity fall with SDR 35 PVC pipe at flow velocities at or below 10FPS No ductile iron pipe or lift stations are currently anticipated based on preliminary review. The Fountain Hills Sanitary District and the City of Scottsdale have confirmed that Adero Canyon is within their service areas and that existing plant capacities are sufficient to serve the wastewater plan for Adero Canyon and the total number of units previously approved. The applicant will work closely with the Town on an updated sewer strategy for the project that best aligns with the previous work done on the property. All agreed upon sewer strategies and solutions will be incorporated in the detailed engineering documents to be submitted at time of preliminary plat. Adero Canyon-Planned Area Development SECTION 3-DEVELOPMENT OBJECTIVES 55 g. Water System The Applicant will work closely with the Town on an updated water strategy for the project that best aligns with the previous work done on the property. All agreed upon water strategies and solutions will be incorporated in the detailed engineering documents to be submitted at the time of preliminary plat. Adero Canyon contains four pressure zones which will be served by two reservoirs. • Existing Reservoir • Future Eagle Ridge North Reservoir Along with booster pump stations and pressure reducing valves to regulate minimum and maximum system pressures, each reservoir will serve maximum daily demand and peak hourly demand based upon design criteria established by EPCOR, including fire flow demand at 2 hours for residential uses and at 3 hours for non-residential uses. Hydrants will be placed in accordance with appropriate regulations and will be reviewed and confirmed with the Fountain Hills(Rural/Metro) Fire Department. The final design of the water system will be prepared per design specifications of EPCOR (and the IBC Plumbing Code) and subject to the approval of the Town. L Adero Canyon-Planned Area Development 56 SECTION 3-DEVELOPMENT OBJECTIVES h. Circulation/Streets Plan A traffic impact study was prepared previously ik i in 2013 when the projects overall density was I `rl, proposed (and subsequently approved by the %"'' Town) to increase from 171 units up to 343 units. i� _.`` \<. The new PAD area consists of a total of 238 existing V ' /�` r units and a proposed total number of units at 235. 0 / )' This overall decrease in density does propose a \ . shift in the location of a significant portion of the units to the northwest portion of the propertywhere land areas are more conducive for development. ��' �` to The Applicant will prepare a new traffic study as t\ OS 4$ • 0�0 d part of the overall planned development in order to clearly understand any associated impacts on 4e®sein011 traffic, street design and overall circulation. The to 0111111" 40 s , following exhibit has been highlighted with the proposed locations of new roadways. The Eagle Ridge Drive extension will be designed as a public b�� �1' di right-of-way and the technical data (out puts) IP from the new Traffic Study and coordination with 4 the Town will determine its street classification as41111e' well as its proposed design speed. All other roads ,��' planned for direct neighborhood access will be private roads maintained by a property owner's association and will be designed to standards based on the Traffic Study and Town's input. Wash crossings shall be shown on plats and bridges may be con-arch design and/or culverts so long as designs incorporate concrete bottoms or sandy bottoms with rip-rap under the sand and along the sides as necessary. LEGEND • Phase 2 (Current Request) PAD Boundary Private Road Public Road Neighborhood Entry Gate Access to Scottsdale Mountain Estates Public Access Easement Note:To Enhance community aesthetics and avoid unnecessory concentrations of storm water collection,roadway curbs may be rolled or 12`18"or 24"ribbon style on all public and private streets at the discretion of the C1—) Applicant except where rolled or vertical curbs are necessary for storm water management Temporary on-street parking shall be permitted on all private streets on the non-sidewalk side of the street so long as a 20'drivable width remains within the ON as to permit the safe passage of emergency vehicles. For Hillside Local Roads, minimum horizontal curve length shall be 50'. New street names to be provided by Applicant and shall replace scale: N TS previously submitted. On street 90 degree parking shall be provided on private streets within the townhome MOS. Adero Canyon-Planned Area Development SECTION 3-DEVELOPMENT OBJECTIVES 57 411* { ee o°1)., ' o .via'�i► it& ‘'Orin 4,0 a4►0 v� oC 4ti koiv #410, 440 ra Adero Parcels 1, 7, 8 --114111‘ Adero Canyon-Planned Area Development 58 SECTION 3-DEVELOPMENT OBJECTIVES i. Site Design And Landscape ter' Site Design , " Ilk The goal for site planning and site design will S` + , . be to continue the distinctive and integrated k ft sir fill environments that have added to the overall "`° f . character and quality of the property. The sensitive nature of the planning is intended to have a "light . - touch" on the land and careful site planning willcri . . ' reinforce an overall development that is carefully too ' +' ` :' integrated with nature and th e dramatic Sonoran • desert environment. Special care with all site planning issues will continue to focus on the ,. - '" relationship between the aesthetic of highly visible x 7- built elements coupled with the desire to provide an individual residential setting that delivers privacy, beauty and meets the functional needs of each individual home owner. In addition, the plan has organized home locations to take advantage ,,, .' ;` of dramatic views within the canyon and to the 4;" south. co .. .„. ..- -, .„ , , _ �` 101111P,., i.+"y, � Cry �, ` Sh. '' 11.lir Lit E „,..:' Il i, c , :-., : ii ,fi1 , , I ' \ lAikA ' , ,, , i i) i'itre,i,,,„,:„.,,k :',., '14111111kti‘ 11 r '' '.J,s+_ Adero Canyon-Planned Area Development \ t 1 % • - I t ,. ...,_. I 1 1 1 .6' t. .. 1 ti 1 k I 1 1 1 to I I , 11 io , It ,...,.. .. 1 ..., ,. .„, i• . . , L , . . ; . i• '*.f‘,..." - i" rt' .1"11:1 IC2 .•, % A if k . . ' - '''.1. ; i • . ; '.4./5 '''''''.4' ;-.' 49 -'4 ..466.... i ‘. : " 1 •,', \ . . 's " , , '1'1. -11 4... ,-.t '' ' , ,,_ , ... - -r- . , 'k i I 1 ‘, , - • ''',„, ",,,, -'.:'^ , • . . , .1.,,r1t 4 ".,', ,:..-...,...;c , "" .'" •.:;I' „,,,F4. . , .. t - ,... .* •.' '0,r.,• . ... . . 4„..., ..........,rr,",w,r,„„„,,,......—t - --0-, 71 ...--- -.4 .. . r , : I , ' * , l•-•., . , ..- ''... • ', *. ' •. .1 . 'o• ...• '1. ft... .)'"41' ' t , _ ..., ' '' • ...- 4...:' • t•". - r-r' -..t---- ... . .r, .,.., .• --, 5. _ , , ' - . '..-.. --i L' • .. -„, ,-''..' r•r ....---- N i it -, ' t - ;, -. .. r. - ,. . •••••• .• it- t ----- -...? .y. \ - . •". --. ,,",.. /4. •,. • ' , ,. t, 1, ,,,,, ., , .,,ic,r:, • ''"*.'- : ,„ ,, . , ,,,..- - '_7,1"...'1, ,,';.• :':',':,„tt, , 1 • • ,: - ' . ''. .V-:lit'• ' ';`.t:— -.to. '!.---' - ,.<.-:0"' ' ' 4: „.: 1 , ., , , • , .1,;'.7,'.? ., ? „1---c _„,,,„ "'"-- -''''''' 'i 1.°..4.' '' - ''''''''' .:- • ,- -1 ; t • ....:•s- •.'4",-,,, ,- -, . -• i0,. . ,. ; T. 1. " 'e ..,' •S ,.. -4 ,. .,!... ' < • •- 0 .-. ; 6 ' .7: '`.." . "Z."-.. , .."....i. ' . 40- '4111V- ' •%,.. ' -* ' . ....- . :-",,„,...., )4: I...*`" •4f. r, v. ..,••• . ''' Vita, ' .. , • . 4...'0 Ili 0 ' ,,,,, • r , 1, , *" • , . ,, .-•) ' ". ..' • i" '• ';lr'' . , r 1 ' ,..C4. -',.' ' 4°.''4'' ' .., •J ''''.• • ' *:.•;•*i . • J S'.7.. •' ' ' '....•'.5: :Ir. '. .'1**3.' Y., ' . ...04` , ' . , •• e- , '- %---, ,* , ', . ' - :,e.2-;411, 1 t , .1. -0,,,,•--;, ... ..: ,, . . 4...t.i ..;,,,,r . • —2,. .-- 1 • . •• •• - Il. f'' ..j,''.6 '' ' .- - I , IL-'-'-:-''- , " . . - 7 • „ • ., ,0,7,,,,,,,:, ,,,, ,,,,...---- ''.. 1 . , ..., . .,, - I ,,.,•,,.,.. . ,4,,.. "...,,.. ',,.' . . . - . • , •,•'r,..t.'''...*:''',•'.,*" .i ,. ' 'w* • • • .....,... , . ),,, • , , tin "1 • • , ....r.' ,,, ..,,, „,„ , 41i.{0.., — ,. ,, ,,, • • *-"'v , :F.'''.,43 ,, ', k . , .. ; ,......2.Z f., -- 44 j • •,,',- ',**.,,1 . ' ' *. .' • •'' -..-}tiore .'•.** ', It. ir "-V,„,r0" • P••1.-3-4 .: , I :. ' 4.( , • . . .s '• . ,. , " . ,. 0. - .0. • .4,,,,, :41.1: .,..,4,1 .. kz . 3 . ..--,-.^ . •, ', _ ...I , f '-'" ... i 60 SECTION 3-DEVELOPMENT OBJECTIVES Landscape 5:- Theoveralllandscapestrategyforthedeel0pf = ki, will continue to focus on highlighting the special > �< '. - nature of the Adero Canyon environment. All site - improvements will continue to be complimented `f with landscape treatments of native trees, shrubs, r ; . cacti, succulents and ground covers. The planting -: - '.�'ar, Iy; design will continue to establish a strong visual link between new construction and the native, / IN natural setting. A comprehensive landscape strategy comprised r. of three primary treatment zones will continue to x \\,, be utilized to ensure the overall landscape design i intent. These three zones will include: \ Native Treatment - areas intended for native open space. Transitional Treatment - areas along streets and ROWs adjacent to the natural desert. ' `a F Enhanced Treatment- areas fa i;: immediately surrounding new -. ,..,- > .or: �,,development r-.;.. < .-e , - ; . r Each treatment maintains its own identity and " ; consistency of character while sharing plant species and design elements to create logical `' T. transitions between landscaped areas. These ; ,, -... ~ differing treatments are designed to both promote _" ,. preservation and allow homeowners flexibility in .a. - - `� ,� personal aesthetic within their prospective lots ;:� h, ' "" s rl.- - while maintaining a unified theme. All plant materials shall be from the Town of x ;.4 Fountain Hills approved plant species lists. A -.:• property owners' association shall be responsible 'r j` T � . L :•' for the maintenance of landscaping along all - ' . a rights of way including the public right of way for 4x .-- "?" =t i.-` Eagle Ridge Drive. f : Adero Canyon-Planned Area Development SECTION 3-DEVELOPMENT OBJECTIVES 61 ,�,•, ff akJt f< r .._/ k _ _ „.. .:. ,4.,„ :::T .• * _ . ii.„0- ds.,,,,, : t Jt 4 r" '�� Ilk 4111111 , ,, OC *.4,,A• Pc..F,pTy •(r + -N__________\ ,, ..,,;,,,,,,. ,,..... t° Ott ilk ;,: .-,p M fi, '' '_ r. 0- '1,'...:fi° t * " • . ' Adero Parcels 78 d 4,,; d • tr.c k a� f r ii ��T ray' , • 4 ' ,. j�. c s t sr: .r• w s' ; e '> yc r"4t� '', `,_ ,, .. ,. .«r may ,,y :p �' ,qr .r, t '� q,% f g�' "q hy `�' � i,, ,'R` y „„ t, y 'fit; :r. '`.f Y� s.. r �` ..j{a,'d ay4 q 4'� 1 J i =•f .t&' �e, qiyy?' "h ,.d ws�� .''� h .':; .,,i,`L°a: _. '{ y 4s,:yrt, . 2. �.. ) - • f' , y 1 a �, j ; r A"a+ a!,,f q, pi ,p•. » f t f.�',. , ,,, ,�. � jr. 1 i rT I���*`��� r • ,v � r;y�.' - �� t qr'- e 'f!!___ , k #' .0 jii ,,, ,, x h ,` h ?f" F.Y�+se''.La, ��. '+.2.7 i' • - .. (':Y�4. . Adero Canyon-Planned Area Development 62 SECTION 3-DEVELOPMENT OBJECTIVES Native Landscape Zone The Native Landscape Zone (NLZ) is intended to mimic the native condition of Adero Canyon in both plant species and densities as well as native ground cover treatment. Disturbance from construction activities within the NLZ will be revegetated to the native condition. NLZ areas wn r ""w are primarily reserved for native open space. Wit ".... .oar- ;bail • • Jr • 4 A IV oa,l � : t � { t • Adero Canyon-Planned Area Development SECTION 3-DEVELOPMENT OBJECTIVES 63 Transition Landscape Zone .5 The Transition Landscape Zone (TLZ) is similar h,-1: ' t in nature to the Native Landscape Zone and A a #1#10,_..- =�f r` has the general appearance of the natural �. , ..c. •' . .*,,r,,, ,t desert, but is intended to incorporate additional a' f,. a , `' • adaptive species to seamlessly blend the Native -,t f,,: _ - :1': , , and Enhanced Landscape Zones, The TLZ is also ,+ : 1 - � 1�x appropriate for improved roadside landscapes . , N. (�'7 < f and disturbed areas that warrant an improved ,,r landscape treatment. - - '`'£ `' �\ Jr"�--c ,, N. {� } • lwv ` ' 110 Y-. 4:4* ryamp. xy, �,!' '` t ,4,+, • "'',. .- ,- yuA '�".t. .. x."�.,-ag..r't, I� 4 a,i.YS �.x t«"' it d..,,?. `' rr �'�Y Y �� .< - r s,,L�,+"t., �, _ {} ''t : -' �a * + + ^ t h 4 �� .L � �� j,4 " .J "C `; 11r1, ,R_ ,' y ^ als - \f,'b i:z,1.,6..yam*V`s L ,,7.,:,.o+ -;T� 1 4 .. . v Rj, t _ `L tit n. 1 S: • yew . .' g`. . e yi Adero Canyon-Planned Area Development 64 SECTION 3-DEVELOPMENT OBJECTIVES Enhanced Landscape Zone While the Enhanced Landscape Zone (ELZ) ' 1 maintains many of the same characteristics as the p Native and Transition Landscape Zones, it allows for additional adaptive species and treatments for ,,,,r-improvements adjacent to residential development t and key community features such as site amenities t+ ' �r and community entrances- The ELZ allows - 'r '''° flexibility for individual residential expression 'tit- ,. ,_ while maintaining continuity throughout the - `� � s , community and with the native condition of Adero • #•�" "' Canyon. y f ,. ' 47,'. `, " _ •rx 04# -? t ;-. 1z � * r ,r an- e : �} 11 x It 4010,61 IZmre �_:! �i�._ t .. 4, . ;„, " - a 't 4ii'II"'.4 -4V''' - -- .ems " 1/040 f. s *f -i ' r t A t *At • i ill . .¢ .. .max K� �., i5 1 NNW Adero Canyon-Planned Area Development • No. , • ••••:••• ,t7N4'‘ ,NY , 4,14, ' 14„ _ . - I I „ , _ _ _ , . •-.. 11111-.it #1P0 • l'4111111,11 11$,*.••., ti,„110,1V • , . k S"4w ti 'fin -a," 4 a i; y r e, r; t. ": %. MFi- },4 Zyq{: ` ' ` ", :...e ra a tk « t v • „ 3 4 �`�`‘ vx dIm i ia*yam., 77 br b$ 1 " XS ' . • :mow '4* m° �,?" q "r "*kmrt'" ‘14 ;. 0£ L�' -R .. ,,;m s e' s ate. "- • .# gg .f," �. .r"' F� y : dat&x " SECTION 3-DEVELOPMENT OBJECTIVES 67 I. Open Space Improvements The most significant amenity throughout the community is the natural setting of the McDowell Mountain Preseve. The master plan will incorporate natural open space as a major land component with at least 51% of the PAD Area (40% of the total development area) for land to be left in its natural state. Future improvements to the property will focus attention on landscape treatments and consider impacts to the environment. The "conservation community" plan identifies the general strategy for integrated paths and trails throughout Adero Canyon and how they may link to existing facilities outside the property- The final implementation of paths and trails will balance privacy issues associated with homeowners and accessibility opportunities for the public. The plan on the following pages presents three small private neighborhood amenities and three notable public facilities as follows: Eagle Ridge Trail Meandering natural trail of stabilized decomposed granite extending from the end of current improvements to a future trailhead at the northern end of Adero Canyon and will generally follow the large natural wash through Adero Canyon. Adero Canyon Trailhead A public trailhead complete with water and restroom facilities will be constructed and maintained by the Town of Fountain Hills at the northern end of the Eagle Ridge Drive extension in the McDowell Mountain Preserve. The construction of Eagle Ridge Drive will be done in multiple phases. The Applicant will provide public access to the trailhead cul-de-sac following completion of the next phases of Eagle Ridge Drive. This access will include a paved extension of Eagle Ridge Drive from the end of current improvements to the trail head cul-de-sac, as defined by the Development Agreement. A note about stabilized decomposed granitew (DG) . Shall be utilized in accordance and alignment off previously approved PAD. kC r * j ar Adero Canyon-Planned Area Development 68 SECTION 3-DEVELOPMENT OBJECTIVES Open Space Improvements Fountain Hills Trail linkages to McDowell McDowell ountain Regional Park t _ 11/11 OS R. ., itl / , 4 4, ] i' 441100.14— �O 1 10 • • ' ' ' 4 - \LEGEND \ 0 �ilk^ OSR eii'�15��'1 , \. MIII Neighborhood Gateway& Southern $ : N , Trailhead Access OSP �, Trailhead �1 �..f. ' AIN' V 4 414,,, .. . ,. . Eagle Ridge Dr. Paved Improvements ' .... Eagle Ridge Trail , . ., (on one side of Eagle Ridge Dr.meandering class A concrete,6' wide) (meandering path,with street connections at bridges&intersections) r , Regional Trail Access OSR Open Space Recreation ... i. . -4 Gd'e }S Note:All other hillside local roads to hove 6'concrete sidewalks . on one side only. Provide S/W due to road steepness,curves, ` reduced lot areas,road lengths per Development Agreement. r scale: NTS _ . Adero Canyon-Planned Area Development i SECTION 3-DEVELOPMENT OBJECTIVES 69 I i t i r d , r , 4 ': ' fa . c 'f goo illo` o' ®`, OSP ( 0 .o OO o� .s� ,, : 0�0 ws El °F�o cq . 1'44 /v. °'C' �, /A,4' kl -16-4-11-wCillikVAlel Ilk OSP -A - Adero Parcels 1, 7, 8 ` ! ;-. efty .1j# Mew Canyon-Planned Area Development 70 SECTION 3-DEVELOPMENT OBJECTIVES r k. Signage --.- ._ ' ; : ��. - � All proposed signage should be thoughtfully , _ integrated with the overall community theming ': -- and match the new built elements on the property. -`'; All signage will be incorporated with care and --` J- ` ' ' '�.,�. restraint so as not to result in visual clutter within _ = - the overall development. For the purpose of 'C>= -▪ , , _ signage and wayfinding, the system should be - _ w _ . organized into two main categories: Permanent -� '� Signs and Temporary Signs. In general, Permanent _, 11 ' _ . ` _. 7 - • ' Signs are intended to remain in place long after ,' .-� ` r the last construction project is complete within \ ; ' the community. Temporary y p y Signs are intended to support the permanent sign program specifically ` for the builder/ owner as new residential projects come on line. Specific Permanent Signs may include; monument signage, wayfinding & identity signage and , , specialty signs. 'N.::..; A property owners'association shall be responsible �' % ." for the maintenance of any custom signage along Ts::• --1, • - all rights of way including the public right of - il ,`►-yt. way for Eagle Ridge Drive. Custom signage for - ., .. � vehicular control shall convey the basic principles .{ '`...-" `�"' that govern design in accordance with the Manual 1. •`k �NI-' on Uniform Traffic Control Devices (MUTCD). � -, ,, r <: , 1+ .s,tw• n Pr ,, ` ) 4. "fir ,k I ,. ,,. T- .f a r .6), Yt,u. ; • y�f . 4 k C' `� s_.�_ a i ` � i s 7" y''1 ti` A, y (jy� All included photographs,graphic exhibits,precedent photographs,illustrations,and/or sketch imagery are conceptual in nature and not intended to be III specific design. They are intended to provide visual examples and aspirations of the intended design and development outcome. Adero Canyon-Planned Area Development SECTION 3-DEVELOPMENT OBJECTIVES 71 1/0„ g t r , _. _ F.. 111111111 All included photographs,graphic exhibits,precedent photographs,illustrations,and/or sketch imagery are conceptual in nature and not intended to be specific design. They are intended to provide visual examples and aspirations of the intended design and development outcome. Adero Canyon-Planned Area Development 72 SECTION 3-DEVELOPMENT OBJECTIVES Conceptual Signage Plan The proposed signage has been designed to �� -,� limit any visual clutter on the land and focus on - ':\' providing helpful information to residents, visitors, . ," guests and emergency responders. Features, 4 .� materials and design elements are intended to compliment the beautiful setting- r The plan will look to compliment the recently �,, �� installed signs associated with phase one .�. ...ti -- �� ' OO construction. w�Q�O • ' _ 00 LEGEND ,:ii10310 _ 'v i oV k i� • Neighborhood Identification Signage `` v ' ,..,..: \ J Specialty Signage S \,,, "' :Valk. ..J Wayfinding Signage Note: Final signage plan to reflect flexibility to add or move signs shown on the attached. Additional temporary signage will be installed relative to the home sales effort.Additional signage required for all traffic and circulation related func- tg tions. Custom traffic signs shall be permitted provided they convey the basic principles that govern design in accordance with the Manual on Uniform Traffic Control Devices(MUTCD) CI_D , .., , , , -- with respect to shape,size, color,composition,and legibility. scale: NTS Adero Canyon-Planned Area Development SECTION 3-DEVELOPMENT OBJECTIVES 73 . :1!?-404rit: ,, . � 0,� 0 a Et . - .. ,,,,, . j s\:� \ .4' Bop *. , s � rs� 4),- „, . , . . ., ,,, , . /--,•.• : ♦ 5. , .,0, . .. /. . HF . , ., ...,„. . ...s. ,. „.____N. ,...„ , iik . '> Adero Parcels /-`—- 1, 7, 8 ..,,,- ,,,/j 1 ? ._._. .., . ._ , . ._ _ . . '.\\>,... , ..,,, (----- / Adero Canyon-Planned Area Development 74 SECTION 3-DEVELOPMENT OBJECTIVES Conceptual Design �Ya The signage design is intended to incorporate a variety of materials, (r.\ features, and components that help �'' �' to reinforce the overall character and ' community theme for Adero Canyon v and compliment recently installed signs. Rammed earth, rusted steel, and boulders will carefully integrate in a organic manner to celebrate the very best / y' features of the Sonoran Desert. Signage ,...\ concepts depicted are understood to be conceptual in nature portraying intended general characteristics. Final N. detailed designs will be submitted in `. future design phases. Street and Traffic Signage t r s / ..-• - --... `'.,., . ,„:„.4.:, , ... lc .,. ....,,..e, 7 l4.. I. .! " Ok , \ 3 NIllf 44 ' lilt zk me- 5 Wayfinding Signage '* All included photographs,graphic exhibits,precedent photographs,illustrations,and/or sketch imagery are conceptual in nature and not intended to be specific design. They are intended to provide visual examples and aspirations of the intended design and development outcome. Adero Canyon-Planned Area Development .... , . ,. . ,• ,• . .. .. . . ,. . . . . . ,. . . ... . , i . i . . ' ' • '-' - - •.-, -'‘..„---'•-if,-,!-...-., !. .-..... • , . . . ,,,, ' . , „ ' ,:'''-- - - • :':,.,,'••,,' ._. 4 r ,.. o . -',!.:A t. .. #•...1.,•:-., ' ,.••• • .. • . . - • ,,•,. , . . -.,-- ,:•.7 p-; - )410110".., ' 'I' 4 • •.,0. .. - . 1.;. •:.':' ,1\1,.:r.:,:' /4-,. ,, , ,1 ,..... '1.f., ..,, ,.,_. ... . ,I .,',',.'''' I . / :....\. '.4J;.."9-1°' '' ..,''. ' 7 • '"-F‘Y..,,74. '•-, ...-- . ,. . • :,-.4,..:.,7-;.,•,•*... • .ri- I '-‘ - ^ ' '' '''.1-7.11,0vt t ./.4 :. ....•;.,:. , ,, •- ' .'".7141.4ii-Vili• ,/' ; ,,i„. ' . ,':"/ ' ...ri, .;',...r;'.: ..' , / v •t.'. 14. . ",..„ N.:- • ..,,„:„ _ _A-'...;.• . „ .,,..--„.fer.41' ' : ' . e' ''?‘''' • • 't ' •'A.,SitilliA ' .',._,: kiVR'''''--— • 4,1:4fr,..'!*.olg.f.c..i6. r ,....„' , ilik..,y,.........- --....w.- ,12-.Avil.r.•4.' % tr• % ?.. - ,'. ,•--, ,,,• a. ‘,r01-,, - - ..., ifi,,.. , , _.,:„ . • . ,_, - - • , .- . • . i ;,,i • - ,,, ' •"' • .. .. , -,,, — ,•• , ' - F t, > '-• , ,.. ., ,, It ' ' / ..i.• ,i1J . .0 . , t.f, ' i it 4' 1 1 l•• i 1 ' , . " s '' 7.- ,I ' ' . i ' 4. I. ' - .............., ,../ ) .------ ' ; ..2‘1 3 • 4 , •- . . ., . '-',Jtk• -' ...,': • 1•1111541111M11/1.- r..mmaciar an NA I I 46 TAMINIIIIIII:7 a 131:411101111 . . . _ ..•1 _ _ ,...r."',. -----''''.7/ 4i, ,,,,-,' 6h / ...-!....-' .1 •'?: ' '")' ' . ',. 77, I ,V,, !'' ! .ii '. 1 ' -. ., ' •1 1 • I 0 .' • .'1. .....' ' • •'''' • '' 3 Y-^ 7i.''•'",,... d MA IMINIIIMIIM ill —11e_inSIW-----., . ' ,.:.... . . . Ir itillilliii W-7-1" - . ... 'lelf_PPailiag--. --- - ---------- .,- ---4 i , '.' ' . _ --- 6....'„4 . . .... . ,.,..,.,-: -,f-r- •., 0.---. ,-. IC — .,,,z,..imj •• , • '14- •—.Ii j .,, ‘, J l'.J, ..., j , ' , ,, — ' ' i.---1.1c, ,, ,...,, —f•wisalgialm .F,.,.., • -- ' , '%. , . „.„ .•- 1 ...- - - t ....___ "----- -1.' i. , . 4.....,\„. *., .....•.••••••"" . .............1 In, ..,'.•.1 ' ' 1. - • ‘ '10 . -,i- - -..4 ... , . ,. . . : .., „._ .... .„..„..... - ....?" _ir I i f 't t. ,., ..1 • ' ,. n ,,,,,.,.' 4' ' .'y, , , .1.,.. ,}...,._. ,- i ' F -a ...... ••• „, , ...FL,`. io • ,,, ,,,-:',-.v€,-:`,,..„,„,„,..,t.,:s„. „.,,,',..-.: ,,'„!,.: ' ' .'.1.arr,,,,,-,-. .,„,-„.„,....-V"'".`", ' ' ' ..„..1,.r,4,,,,,- I . .....-•.•.,. ,....,...„.•,,,,..., , . _. ,, .„.„ „......... .. • '- _,„..-:'.:„';-4.-,,..,',!,.':'-,.,;:*r*,..,„„1-''.„,..- - '4',:„;*.;7"4',.:i'..;^^.•;,'':"I'qt.,7!.t-•'::::'7:''...- •:*„.'.- .*.:''''‘;:kr.Z.4.:N41.1,,a...^777-''''''---.- 7'7r.r„147,,':,,l'''''4.:.'L'r'''''''-:'''-':,-,Y''`Ak'.':'''---.':•'.'-''-'2,'.0',..'..,..:„'':',':' t'.-...,--:, ' --' . .'' - 1-,'..- : . .141'.-•-* .' .'-. ......—,;,..4.'1—.4' '',,ir,,,,,..';*,..-„;0°,1, 'I.--.747,i,:,'-'r.Q„:„ .,-..,„,-.;;:',",;...-.„,,,,..„ "„•.„'---:.''', ,14404?%!.!-. • „:7;1; __ 't"*"'.'!"-'.-. -%.-Aite.'"---.L.., ''. .1.,...„„&e.,- It -.4:,'..,',..‘,-.-4„. .„.:-. •.-„...-'-•'. .,...... - !•'''''-'L;4,'„.1'4: -A-4"-• ... .,.... ,...i;,,,kiiiimp.------4-- • - ..-- <-`,..• '' ''• ' --'',""--Nk„.•, 7-7..tol'i.:„;N**''..., -. ..."-- '-'-..,-,-, .'-''''''''.. "-!........-•*.1.•,..i...Z"'-'''' 111.111Pr.::':'•;;;;'. ..**lrg'....„Tiiiii.„....),C.4.•:.;A-„,e...„: 1k;_ .... i,, • .,,.„„,,.,,,,L.,„fie,: .,..„. „,.... I 76 SECTION 3-DEVELOPMENT OBJECTIVES I. Transition from Existing Context , t In all instances, the refined plan provides sensible - . l , . integration and transition from adjacent new a \ ' ''+ development within Adero Canyon. Eagle Ridge , "" ��. " �— Drive will continue to be improved as each phase B 1 F,` �, .. li develops. All associated utilities and infrastructure -- 2 '` 14' .' --" as well will be continued from the end of the current y `° 'it, �y, '�s,. ,# -%�: ' ` . phase one construction area. All site features and ''' m I 1., elements (signage and planting design) will be done in a manner to create a seamless transition from old (current) to new development. h" a ,.e I Jr t a , , \l, 0. t i Tar ', ..,`-.1-1 III i i 4 \-‘ i , 1, , ..,:ii ,,kti. : 'ilt , , ,, i ., ‘.I a) ,` 11T41 4 F: { '.:,,, a .- d W CY t 9 //f , a • Adero Canyon-Planned Area Development r t '4( , 4a% • • , 78 SECTION 3-DEVELOPMENT OBJECTIVES m. Compliance with Existing Agreements SETTLEMENT AGREEMENT MODIFICATION On December 4,2001 , the Town of Fountain Hills and MCO Properties entered into a Final Settlement Agreement ("Agreement") allowing the Town to acquire approximately 1,269 acres of land to add to the Fountain Hills McDowell Mountains Preserve. The Agreement acknowledged that the Town had approved final master plats for Eagle Ridge North (later renamed Adero Canyon) and Eagles Nest. On October 6, 2011, a First Amendment to the Final Settlement Agreement was approved which, among other things amended the timing of certain infrastructure improvements and vesting periods. On September 15, 2016, the Town and the successors in intereset to MCO Properties agreed to the First Amendment to the Amended and Restated Final Settlement Agreement which, among other things provided for the construction of the trailhead and eliminated Adero and Adero II's obligation to provide temporary utilities. Toll Brothers is now under contract to purchase certain portions of Adero Canyon, necessitating amendments to the agreement to reflect MCO or its successor in interests remaining obligations, and to reflect Toll's obligations as it relates to the portion of Adero Canyon they will be developing. Amending the Agreement will be a separate action involving all of Adero Canyon, including those portions of Adero Canyon that are outside the boundaries of this PAD application. Eagles Nest is .,,..� not included in the amendments to this Agreement and is not affected by either the Major General Plan Amendment or the rezoning case. Adero Canyon-Planned Area Development SECTION 3-DEVELOPMENT OBJECTIVES 79 n. Community Property Owners Association (POA) Adero Canyon property owners will be subject to private design guidelines established through the POA Covenants,Conditions and Restrictions (CC&Rs)that include architecture and site improvements. All house product design reviews will be reviewedt ibtenanc an te alished nd up ke0A ep of privatecommittee. rt amenity facilities, ssociation or Sub-Association will be responsible for private roads and other improvements on POA property. C Adero Canyon-Planned ken Development 80 SECTION 4-POSITIVE IMPACT ON FOUNTAIN HILLS 4. POSITIVE IMPACT ON FOUNTAIN HILLS The projected residents/home owners associated with the "conservation community" development plan will be more socially and economically diverse which will attract them to the mix of housing product in the new plan rather than the single custom-home product in the original plan. The new plan will appeal to a broader age bracket with some working professionals, some families, some active empty nesters and some retirees. a. Population & Schools Based on the target markets for each product type, it is estimated that the population within the Adero Canyon development upon completion will increase Fountain Hills resident population by approximately 750 +/- people. It is anticipated that the market for these household units will be mature families with some young children generally. The impact to child population in the Fountain Hills School District will be minimal (70 +/-). b. Traffic and Streets As part of the proposed PAD and associated GPA, the Applicant will complete Eagle Ridge Drive to the "top" of the property where the Town's proposed trailhead is envisioned. 410 c. Public Utilities Conversations with managers at EPCOR, the Fountain Hills Sanitary District, Southwest Gas, and Salt River Project indicated that existing utility infrastructure capacities are sufficient to serve the revised Adero Canyon master plan without negative impacts to offsite plant capacities or existing transmission lines. The project also contemplates extending services from Cox Communications and Qwest. Adero Canyon-Planned Area Development SECTION 4•POSITIVE IMPACT ON FOUNTAIN HILLS 81 d. Trails & Trailhead Access The PAD will enable Adero Canyon to commence sooner than it otherwise would with the existing land plan. This will ensure that financial resources trail will alsoresently available to he Town will not be lost dedi ate an additional before they expire. The addition of the EagleRidge concrete public amenity not provided in the existing plan. e. Fire & Life Safety Fire and ambulance service can reach all of Adero Canyon, including Phase II, within an 8- minute response time, serviced by the existing Fire Station 1 . The new Fire Station 2, located at the northwest corner of Shea Boulevard and Fountain Hills Boulevard on land that was provided by the current owner of Adero Canyon Phase II, will place the entrance to Adero Canyon within a 5-minute response zone and will provide additional service to all of Adero Canyon. TOWN OF FOUNTAIN HILLS 5 11 '. ` ' %—....,—, FIRE STATION 1 & STATION 2-(FUTURE) F.. 5 MIN & 8 MIN ZONE MC DOWELL MOUNT MD IHe 400, ' _...-. I 6S I Iv 4 pi NB me I t I 1 s URE) r - - i - II MI,ZONE , i At i lib %714:44bA AM J_, r_r -. , ��� .. .. .... ; l izt, / ,.....114., smovirtelv;k‘ . . 4110.1111 STA1 *4"k LEGEND rII`►�00 ,5 MIN_1.Z�ONEiViftIPiI. 1 STATION 7:4r 5.L...iI_I\AitKfr-'".t"il"Oi1Oimni1c4.rtA1,pi l4dlIiek STATION 2-FUTURE) 5" NKW)1A4 -vvs 'i►`,�•.�:�, - TONT! LIROA .. ! 1 ---( PU6LIC ROAD ^ ' PRIVATE ROAD �� v�7)0±: SComDALE 1 ` .(14�rI1�'!:.yil�ill FUTURE ROAD �\7mo ((-1-0-,,)4 -eisc1a.1mrISi(mu STA 2-(FUTURE ` ,. Z• I y .. I III I ' .�� , . . 1 S P SW M ewe•mew• 11 M OSIMIm o ►A ialIIYet w M0aiLMMOO - SAL44-17 Adero Canyon-Planned Area Development 82 SECTION 5-COMPATIBILITY WITH THE GENERAL PLAN 5. COMPATIBILITY WITH GENERAL PLAN Role of the General Plan and Relationship to Adero Canyon The Fountain Hills 2010 General Plan provides a focused and comprehensive vision for guiding community growth through meaningful development. In many ways, the Adero Canyon Phase II development will directly promote many of the long-term goals and objectives outlined in the General Plan. Pursuant to the guidelines established by the General Plan, any proposed amendment to the General Plan 2010 may not result in an adverse impact to the community as a whole. Public participation shall be encouraged for any proposed amendment to the General Plan 2010 and all legal requirements shall be met. Through the achievement of many of the goals and objectives of the General Plan, these criteria are met and will ensure positive impact of the development on the community. Jima gliki Fountain Hills — General Plan 2010 — "Iiir\i„.• Existing Zoning Sin le-Family Resldentlal Districts R-1g0/1 tlu per 1g0.000 sq ft IRt-43/ltlu per43,560sgq L—J R 1-35/1 du per 35,000 se 5 I I R1-18/l de per 18,000 ay ft �_` I I R1-10/1duper10,000sgft 1=1 Rl-8/l duper 8,000 soft 11.11 Rl-8/1 du per 6,000agft Multifamily Residential Districts ,;� 1 ,M-1/1 du per 5,445 sort NMI M-2/1 du per 4,356 sq ft xr.' I _M-3/1 du per 3.630 sq R MN R-2/l du per 4,000 sq ft -ARM, `• �§� R-3/1 du per 3,000 sq R 1 1 noR4/l du per 2,D6o sot c _R-5/l du per 1,740 sift \. Commercial dslrlcta r Ccmrtlsrdal Olrlce - -_ L1111111-11-• tillC-C/CornrtpnCommercial un 4 •y C-C1 Neighborhood Commercial _C-2/Intermediate Commercial SCOTTS D A L E III C-3/Geroral Commercial L • � Emralo ant Dutnch ®�,-, � IND-1/Planned examine! 1. IND-2/Light Industrial V LIaq�aI I CCU/T own Center teet:..aa l L-1/Very Low Density Lodging 1 _L-2/Low Density Lodging NMI L-3!Modem Density Lodging "1. ti`I I * UT/UtilityA O Recreational Dintdct _OSR/Open Space Recreational . l •r ( I OSC/open space Consorvato 1..../'. IIIIIIIINI OSP/Open Space Preservation *SIN Fountain Hills I-•�••Ii Jurisdictional Boundaries I Arlene!ROW v / f` . Le"I State Highway *No lard is prew zm N ndy wd c clossidwtieil Nob.Denial zoning is depldod onus]Towns Mel Zoning Map Adero Canyon-Planned Area Development SECTION 5-COMPATIBILITY WITH THE GENERAL PLAN 83 Specific examples of how the proposed PAD aligns with the General Plan includes the following references to the major elements, goals, and objectives highlighted in the Town's guiding document. Land Use Element Goal Five: "Protect and preserve existing neighborhoods from incompatible adjacent land uses." Objective 5.2: "The Town should continue to preserve open space and natural washes as buffers between and within zoning districts." Adero Canyon is surrounded by open space except for an intended connection to Copperwynd. The proposed Major General Plan Amendment that accompanies this PAD will further accomodate the preservation of open space. P i • Adero Canyon-Planned Area Development 84 SECTION 5-COMPATIBILITY WITH THE GENERAL PLAN Goal Six: "Continue to preserve open space and maintain strict guidelines for the conservation of natural resources." Objective 6.1 : "The Town should continue to preserve steeply sloping hillsides, wash areas, and tracts of contiguous open space." 4* Objective 6.3: "The town should maintain linkages in the form of pedestrian paths, visual corridors, and interconnection to public art." Objective 6.4: "The Town should continue to consider . ',� � A�, additional opportunities to connect its open �G "' space/trail system with the Maricopa County p e' McDowell Mountain Regional Park regional v rj trail system in a manner that protects natural ' assets, minimizes potential environmental �,�, . degradation and discourages motorized t Na vehicular traffic." i ,. The proposed amendment enhances the provisions :- .,- „t, of open space in several ways including;expanded native desert areas,greater accessibility to open III space through an interconnected trail system ,, o€.+tittl ,:b+ ;, * '+ and special park features in close proximity to neighborhoods. • S... y ,. /- 6�''r. • . +, l) i lam. 5 Y4 , .',� ., Ito did ,. .•y 4 t 1 i ,. .- Adero Canyon-Planned Area Development SECTION 5-COMPATIBILITY WITH THE GENERAL PLAN 85 Growth Areas Element . Goal Three: "Encourage the development of a variety of housing types." Adero Canyon Phase II is planned as a diverse set of residential options driven by an existing gap in the housing market. The current housing mix in Fountain Hills consists primarily of low and high-income homes with little in the middle. Adero Canyon Phase II will promote a balanced variety of housing types that are sensitive to the character of the community. Housing styles will include townhomes and semi-custom homes among a natural desert setting with an abundance of open space. The current General Plan designation of the Site consists of a mix of R7-43, Ri-8, and Ri-6 designations.Adero Canyon Phase II is 1 designed to respect the existing land use designations through a variety of housing options that correlate with the current blend I of densities on the land use map. The proposed PAD does not from the existing residential category, rather the A iri, deviate seek to }„ goal is to seek the designation of Townhome and Semi-Custom Residential within this PAD, which will allow for the preservation ',, , of a significant areas of open space. , - -"' Objective 3.1 : "The Town should encourage creative solutions for topographically challenging sites." The proposed amendment illustrates a thoughtful and sensitive i,ti, . solution for incorporating a variety of housing types within Adero Canyon including semi-custom homes and townhomes. The proposed land use has been organized in a highly sensitive manner based on careful consideration of slopes, drainage, landform, and topography. —3 '.:‘, - -- ...,,,, 4* ,:ta' I 41111:mocifilmow.... .......H... , i dimmilimsadomminnumme as n�' ' Adero Canyon-Planned Area Development vimmininamm 86 SECTION 5-COMPATIBILITY WITH THE GENERAL PLAN Goal Six: Encourage developments that preserve and protect natural resources. Objective 6.1 : The Town should encourage development, revitalization and redevelopment 0 projects that set aside dedicated preservation areas. Response: Through the preservation of several acres of dedicated open space, this proposal respects and preserves the natural resources and desert i environment of the McDowell Mountain Regional Park.Accessibility to the open space will be encouraged through the development of `" an interconnected trail system and special park features �• ` _s` , located in close proximity to neighborhoods. a s The preservation of open space is a key design theme to the Adero Canyon Phase II development and will promote ", r ,,`" the achievement of this objective. Over 167 acres of open ' X 4 space are incorporated into the development plan, over ;... ,' ;' 51%of the PAD area. The open space areas will create significant,natural buffers between the homes and the _, adjacent McDowell Mountain Regional Park to promote III land use compatibility and enhance the character of the community. Circulation Element Goal Three: "Provide for and encourage the use of non-vehicular modes of circulation." Objective 2.3: "The Town should develop standards for bikeway systems along the roadway as well as - develop standards for pedestrian trails adjacent to open space corridors." R The proposed amendment provides the framework - for a carefully orchestrated path and trails system - t that will link the specific parcel neighborhoods as - , well as non-motorized connectivity to the entire 1 44 set surrounding areas. Auto — Adero Canyon-Planned Area Development SECTION 5-COMPATIBILITY WITH THE GENERAL PLAN 81 Objective 3.1 : The Town should ensure that new developments include provisions for pedestrian and/or bike paths where appropriate, and that those pathways are a component of development plans. Response: The proposed PAD provides the framework for an interconnected trail system that will link the ,0, homes to the adjacent preserve as well as the Town 'r .. *,. center. Non-vehicular modes of transportation are encouraged through the incorporation of abundant wwr open ace and paths, which will provide the opportunity `• .Y P P for alternative transit, recreation and fitness. The sensitive planning of open space and trails will elevate the quality of life for residents and the greater community. 4, thy' 4 CO MI .-. ..- Y, r '°*awl q e s,-R } a Y ts. p I ti a �, Adero Canyon-Planned Area Development �rrrrrrrr�rrrr� 88 SECTION 5-COMPATIBILITY WITH THE GENERAL PLAN Open Space Element Goal One: "Provide and maintain an open space network throughout the community." Objective 1 .3: "...encourage the connection of major open space and contiguous open space with pathways outside the wash corridors, in the design of public and private developments." 'y Y Objective 1 .7: "...investigate the development of unpaved /I trails within the Town limits that provide opportunities for recreation, enjoyment , and use of the Sonoran Desert subject to the appropriate findings and studies in places where they have little impact on • -`N residential developments and natural wildlife." The proposed amendment includes an interconnected path and trail system that provides both internal pedestrian access and linkage to the entire Adero Canyon Community. The open space proposed will be a considerable asset for the Town and community. Goal Five: "Provide open space linkages within the Town, -.1 and to the regional systems beyond its rq,•- _ -� `"" �' boundaries." Objective 5.1 : "...continue to encourage the development d` of trail systems that link Fountain Hills "p 1` with McDowell Mountain Regional Park, the City of Scottsdale trail system and potential trail systems on both the Salt River Pima-Maricopa Indian Community and the Ft. McDowell "" Yavapai Nation." «,r F� r ;v • r ,tl s The proposed amendment includes an interconnected path and „r1 trail system that provides both internal pedestrian • vi ' access and linkage to the surrounding regional ' • open space system. - Adero Canyon-Planned Area Development SECTION 5-COMPATIBILITY WITH THE GENERAL PLAN 89 Water Resources Goal One: "Reduce water usage." Objective 1 .3: "...The Town should encourage new and revitalization projects to be designed in a manner that limits water usage." Response: The proposed PAD takes careful consideration of the water usage throughout the Site. Preserving open space and implementing natural landscape and vegetation within the neighborhood parcels is a critical design theme that protects the natural environment and vegetation and thereby reduces water usage. Through the preservation of over half of the total site area as open space, the scale of the development is sensitive to the delicate desert environment and will promote the achievement of this goal. C C Adero Canyon-Planned Area Development muiromminemmini 90 SECTION 5-COMPATIBILITY WITH THE GENERAL PLAN Environmental Planning Element Goal One: "Promote the continued vigilance and guardianship of the natural desert." Objective 1 .: "The town should continually update the approved low water use plant list to ensure that all plants on the list are suitable for the community." The planned amendment protects significant areas of open space and native vegetation and celebrates the Sonoran Desert through the integrated use of native and adaptive plants throughout the community to blend with the natural setting of Adero Canyon. Response: This proposal directly responds to this goal through the generous open space provision �� and will protect the valuable resources of the natural desert.Significant areas of open space are incorporated into this design, totaling over 167 acres, and will serve a variety of gad functions, including recreation, drainage, preservation and alternative transportation. Adero Canyon-Planned Area Development awe.' .. ,. . . t 40' '''''t'''''.-',-...-:••••-• ,,'"'..". , -r;t, 4'$$,..„,„„ • •-''74$' t 1 14,..;SI i.$$it*tri .-• - ... •:',..* . 1 i..`,.,.....,°,411.110P.Z.1 4 , ,t - 1 , 4 , -"' - - ---- _• ' - ' -.4;it.; ilk ....1 -,,. ,-,...--,„ , '. tt • ..... ....., - -,:--;,,v....--- 'NIL , .A., ..1. .: r 16 1.100... ,."-- , ' • -7. ^1 ' :`-e-.. '-•••,..e 11„....N „,.„ 2. : 4,„ , ...., \ 7- ' 'k: Ap• '.. JP, ! ' $4$ . ,,,..... • ... 00.,..• $ ' ,',•',. . A -..a..#r Nil.. .:,pit'.S4 ,, . Arz ja.... -3:77: „,,,,,,,,,‘,„- 41-...?„.,,,,,s,...1,,,,, ,: .,'- .... • -. . 'd ,,,, r44'441 I-4 •..,=4,...._,..., • ..,._'4 " .' v...4 , ,., . $ it '$ 1 t . ' 1 tl' .....- .. , - - ' ,., . - 'i .., , ',,k,_ - i,- '''7 tif , , . . . st ' 7;1. ;•• 1. • • i 1 • , .. . , .., r . . • . ,, , ,, 4. . ,1 .n4.. . _ . . • .-- . • '. . .r - ': -'' 'i'tf.i4 • ' ..° 11" 4 4, !'4 ,,,,.. , . .,•:•-;-,,,er. '-'e• - •' ' , , . , . ,m ‘.47.-:..";t."'r'7.•'',, .1*-‘,.• - . - ..... , I ....:,..... ,. . ,,..' = ' - - Walt,it ( 1}. • ' ' i, ' •- ....,: . 4 , .- i„,. ;,;,,....: ,_ .t•-:;,,,. .... ' . :., .. .., . ,.A .'...,,, . . -qw A; „;... . . ..., . .t. ,,. 44 0 ..• , .: . ' .. ti•4111 '/••,-;,7\-t.4:..'''.1 4 00ft . , - - :',4, - • )•• , ., `..1-',.. : — -. ,, , , . - . •, -, - , ---" - %:.'-' .-.:,..',7..:';',:',.."•''C.--,'!,4 3,'' ; ‘. -.-,!'''; *,*:--;:isz,t:'...i, . ....- , . • ,. I -.'";.;:-' - .r. =•. -.^ '' '. '*,'- '1" 4.',.!*.'.. -1".1' '';'., Al '7.S .-T-_,i-t16,3"7,7 .'''. . • - `"^ . - limisimomorri 92 SECTION 6-PHASING PLAN 6. PHASING PLAN _ Adero Canyon will be platted and developed in . ' .,, several residential parcels in a logical sequence generally progressing through the property r4` `oSR '', from south to north. Each residential parcel will Phase commence concurrently or following the main 2D backbone infrastructure along Eagle Ridge Drive, which will be constructed in four phases as shown • jj on the map on the facing page. i / OS p phasesR -.:, - Now that phase one is complete, future will continue in a northernly direction up into the \ Phase Canyon. The Applicant's intent is to follow up the 2A entitlement documents with preliminary plats for 2C the remaining total lots. Proposed phasing of the development may s . accelerate or decelerate due to unanticipated Phase environmental or market conditions beyond the 2A control of the Applicant. Therefore, the conceptual phasing plan is an estimate for the likely phasing for this development. F T LEGEND , � : . , Phase Eagle Ridge Dr. Paved Improvements I I Phase 2B I Phase 2C II Phase 2D c;'.ter»,s ,,,,.:'..„ .. Potential Eagle Ridge North Water Reservoir R-4 " 7> Access&waterline to Eagle Ridge North Water r , Reservoir R-4 • x , The necessity and locations for the water reservoirs will be 4 . :,_ determined by the updated Water Master Study which will be completed prior to the submission of pre-plats. j scale: NTS Adero Canyon-Planned Area Development . . ..„.......„_____ SECTION 6-PHASING PLAN 93-4, 4,4 #7 , . , ,,0 . -.......--- ----'*•41111,-- .:-.. '' ','''','''!:,./i't' '. i.40( 'kW--', . , -* .0'• ,''''''.°.'711:7•:. '-'-'..;''',.....:f -. '. '.-.. .' ! .. ''... .,. , .:', ,.. .„,., . Aill0•4 . - ,,,, ,ely . .... ',-.'"`-1*"....:",-...-...-V, F-'2;'';4 .:';::-.'''. -';'.'. -, .' '7-:,,,,,.':'.-.."" '.;.'',-.4S.,its4r-''i',0;f:.'`..'-•,• : .'','ir..:* „A. „,- .- 1 T A ..-,;--„,,,,,..,i„. 2,:::?::*•„,,Kr r,.r.'..,'-..--':-,......-,: -::., ,::;.06; .-...-. ',.; `.. - - ::''':.,-,,,,:-. :-.- *.:;"::".'; ''''.'-'1'. .l';'' '''.:::-...'' ,.'' ''-- ' k ''' ''''1‘71 ''' t „t.tieett4-1:••-•,-.•',''s.:::.„;..t.,„1-';'•,..;,-.4."'" ' ''..•:"•'..-t: •.!,••, ,?;....--..!- - ,• -...-• .-, • --fcri.t:„'t--'. ' - .' „, ,.. ..'=",'"•••• lk, at*/ ,.... tt- I., .-- • '---!.'"'' '''' ;;;,::''' t't; tit 4414;4',•,•4:"'!.. ,:7' .4 1-t,,,-!,,...•:,-t.. .--4-••-':' ',-:•...:- * •''` .. ; 4',•-'"''t-;-'''.:.t.., 4 , .._. -,"":411.4 '• . . ''-'-„,t I .?•:',iirft'i :"45'. 7.''''' ' : ,:,'' .,,it,t,':.Z.,.";.0,,,,:,:,(,,.77. .4,1.0ilfr,,-,;2'.1'7,:.`'.--'r. :,:'4..''':44.4.hrr '`''''-' - '' . .''''''"';''^' '''''.; '"'I '''J'-' '''''' ''''''''' ' '' ' 2.: 4,0117 ...,.. ,. , 1,-.. . ,....? ....,7%._....i.1,.„.1,42.wiir....•.,.,... ...,,,,„ , ..,.,,...:„.,:y4,... ........ ,..:,..ci.:.i..... ..,...,,,,..:.:....:....:„,t,:,..,,,.,..,,,,,,::,,,,,,,,::,2.,: ,!...4,,,,...:::.„., 10 , ... . .. ,.. ., .. .4,... ...........,,i;......:, ...„...... ... .„.... 4- • t , , . v,-..-- - . - ' ,-•,..1'.„.4.. !.-:,*'...„,-.4t- ' ',7.' ''.:' 7: -- - - ' r -*a.' - ' .# e '- ''''•"''' _ . Phase :. 2..... B . —. -. ' ,1,,-:-t.S...:T•,I.,-,-;-,;..,.....;,...s...1.-.-.....,,..:-:,,?zi,: --.-,,.'- fr.,..'i ',''''.-'' :-,,,,,,,-.i i^ ,,,,:.,'"'',, ,''.'.z...'(''-".;,'.'.'.';'',t,-.,.':.1.....,: ,'--4'-., .'-''.,'',i','..r.;-,..''?--•-744:1,1' .-. -- .. . , .- -......P .,4 . , ...,' "., --- __ . . ,....... . ,. . ,, . .,.." r,- .4...;y4,,-... , :.0"..,-70.. -1.-. li- '. -,._,.' .,,,,,,,o, , ...,,7 -,...' .. -44.iv...,. lt... 1 . .-*.4,',t't.J ,' .'' •'. - •••,'" V "•''',:t ' -I .• ` " , ''.:'-• '' l'tt:','.i....::-.." •-:',.":'' t'-''4.,-- -I N 0 . . „... .... ..4 Adero Parcels ,..,, ..ft 1 7 8 7 f • '. ititikI, .. 30 ' ''-',. ' ''' •"'!:8' '''''.* t'''1.20044:40:ii*ik.44.4,; :::,•-•";, ,--. , . ',--.... .... ... ,..- .... ,, r• ' ' 4.,,,- ' '—' ' .....1.3 4 t -nos • /414$11(1.'' ''''' .,At. in -. ,,-,,.,„,•• -..i.,ifz&-ag;-, - OW: - Adero Canyon-Planned Area Development 94 SECTION 7-A NOTE ON SUSTAINABILITY 7. A NOTE ON SUSTAINABILITY The base for any strategy for sustainability includes 3 a keen understanding of the land, resident culture, lon -ran e rgan market preferences. For Adero Canyon, the refined development strategy is guided by the notion of o` a "soft touch on the land" to provide the platform ' ti for all sustainable design direction. The more --- '"'-� Y the natural environment can be preserved and integrated into the lifestyle of the community, the better chance the community will have to become vibrant and secure a sense of timelessness in Smart Development o • the marketplace. This stewardship of the land and Green Design is not simply intended as a measuring stick of good faith, but a true economic barometer of the development's long-term financial success. The refined conservation community strategy brings F..I::{ this strategy to new heights. I_!iiiwini m Sophisticated buyers today see value in the means and methods enlisted to carefully engage the natural setting. The Applicant will create an environment for future residents to support the community's commitment to environmental stewardship including embracing natural open O ORGANIC space on lots, appreciating a built environment which integrates with the topography and enjoying the community's outdoor activities. Home design criteria will encourage sensible context design FAIR & SQUARE practices that consider sun angles, Iandform and vegetation. Sustainability also needs to be considered within vothe context of financial ramifications. It will be BEAUTIFUL important to create a design framework that allows for flexibility to change and evolve based on macro-economic and market factors. HANDMADE PURE Adero Canyon-Planned Area Development tr.Mr-,,' 'lr':::0,,, " '`' 1,141k ,'' . 1,c,.1k: • '" Ir"l''. c .1... t • v'•it..„44'' ----`I.e. M ; / -i.-N4'r ' 'qv-- - • ---: - ,=-... -...• , .. ,... iv i*V .., •; ' " ^", • :'` 4,:*,,' , -,At,, i,. 4/ ., ''''',T,..^4 Air.?24..., • 4**to 4:. N r„.• ^1 4:-.,,,,V.N. - . 1 .4. A* ., !,., 4,, 't .. . 4 i ' - Jo‘..., .!'''-- ' r" ollt * • VII . ;7.'-.44 , . 1 .., .. .4•` •)" A".`" ‘474, 73144, r..d. 1 4h44* 110 *- *,,.... t.P'..)1.... ink' ) ,,,.‘, ..e-t . , •'', -- - *-• • 4'47 ' ' *411.1k I ilk 41 * * . -. • 1 - . , . i . • ,, — , I, , ,.„ 1 1 t . . , ... . . ' - - .... - ' \ # - qr' t-1- 2 , -- * $..., , . . . • 4 ** . . :*14.• - ,..,. ' ".44• , ..... ,,, ., V - it• * ,. , .. . .,.---.., :,:, , + r ,4„,...,...-. ,.... A• ' t..'''''' ':•':'' - V*41" . ' 1 t * - '4. „; - ,,• . , ..,,,, -. ' - . j1.• 4.4 ,. .:, ,ir •"'N . . . . A. .\:4,. '4 it • ' ''. ,.4 .4 , „..4.:....,4$4.... • ,c ,,,, . . .... ,,, 4 _y•‘''•%4 • A iir,4 , .... .* . 4 ...:2 Lc '* ' •• 7 '.'' ''....,„,,, . s* II • .- ' •••• ',''''' ., , .. - .... i, .....,-," ' It , -14,- •' k - 1.- •- , : .,, ' '; ‘;'';''''''" •- . . . .' 4 , ,.... • 4.1 -4. A r, ... . A. . • r , ''1r- ,u-iti-miti,,, 111MN),7*;, ' ',•• ..11.4S7 it% ' . . 4,';'"-- • - ., AIL,..,..., .. . ,' .." •,,,.., . ,, , ..,,,"••• . -•,:•...,,,....Or 1/41g,,,,,..i IC: 4Lt t klsilLik. ,..- -„ :7 ,*. . No• 1.... ' • .14is*'44- , ' 4' i,,,,t • ' Ne.ii.,"' . * ... - . 4 .. . - - .,. -.6...4.• 414,, 4,- -' -' - ,,t*Nt., 1'.4..4 qt. " tl*'. V--.‘11111 . -.... , ' ...i . „-„ : :,,':44?... \ - ^,.„17,0„ t.' , . -., . .. I. .A. , . ...., ... ., ... . „ .,.....,..,.., 4 •4. yli.11 '!%16.'"'..- _ ... A .. '4 4--.•41* 4'N • :-...,.!:-,.', .., ' t i ....., O %%1 • . . \ .04146.1**. ji,.'"i la• .‘, . : •44.4..., - )1121c. .. 4 / - . , *1/4. - 'Mt 1 4 -- - 1,•1 1:.'in , . . -- •( ....... • k' 4 ijoritipp *Al 1 4 .. - . .;,,,4•44 ... —ALL. . . .., A ' . , - - t7- . t 1,- . . k . . - ., ,..,- . - t• 4. •- , -.-,C - t . 4 -'4' - •'. '4'7 '' ••' 4 • ... ' 4 ri '1 i • ..... ',.. . , . . '' ' .. ' ' I'7 ".* ' fitri* , ‘.:.• 4 ., . •14•..' k). 1 p•t „ , .. ' ... •'•' •,^.' - 4/ - ., •,490 4,14 ' i)-f,., • ,,,,,, ..x 4 ' ; / ,,.... ''' ' ,. , 4 , f-:Ir.?, , ; - .2 — I. . • , k4,...-.. • ru ,),,, ...1.. , .• Iii,-..:', .L t i , , ,,,, ox,,,.... It. ..'• i''' , f. t.... 4.. 0 , 4 ) - • t. • + • ,. A ' - `•-`....,-- --•-- ,10 4 —... . to ' ... 4 : : 4 ..,10 ', ?'"*1.4114. t' . *; . •' ' ' -f elj.* —Jr. i - • "k„, .-- •-• * , , 4 ,L,,,„ 46.:.., ., ,a,..1.1,1* ..„ .... 4 .. - •, . ,, ... . .., • , alio "Invest wisely in beauty, it will serve you all the days of your life." - Frank Lloyd Wright 1011b, (4) Toll 93rothers 8767 E. Via de Ventura Suite #390 Scottsdale, AZ 85258 T: 480-951-0782 prepared by SWABACK PARTNERS,PLLC 7550 EAST MCDONALD DRIVE SCOTTSDALE,ARIZONA 85250 111 480.367.2100 www.swabackpartners.com