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PZ.2016.0714.Agenda
'AIN_it,fAl° `n REGULAR MEETING NOTICE 3 to, - _je0OF THE 9'lthat is01 PLANNING AND ZONING COMMISSION Commission Members: Chairman Mike Archambaul4 Vice-Chairman Eugene Mikolajcgyk Commissioners:Stan Connick,Howie Jones,Jeremy Strohan,Susan Dempster and Roger Owers Pursuant to A.R.S. 38-431.02, notice is hereby given to the members of the Fountain Hills Planning and Zoning Commission and to the general public that the Fountain Hills Planning and Zoning Commission will hold a regular meeting,which is open to the general public, on July 14, 2016, at 6:30 p.m. in the Town Hall Council Chambers at 16705 E. Avenue of the Fountains, Fountain Hills, Arizona. Commissioners of the Town of Fountain Hills will attend either in person or by telephone conference call; a quorum of the Town's Councilmembers or various Commissions or Boards may be in attendance at the Commission meeting. TIME: 6:30 P.M. —REGULAR SESSION WHEN: THURSDAY,July 14,2016 WHERE: TOWN HALL COUNCIL CHAMBERS 16705 EAST AVENUE OF THE FOUNTAINS C _...__ PROCEDURE FOR ADDRESSING THE PLANNING& ZONING COMMISSION Anyone wishing to speak before the Commission must fill out a speaker's card and submit it to the Commission Recorder prior to the Commission's discussion of that Agenda item. Speaker Cards are located in the Council Chamber Lobby and near the Recorder's position on the dais. Speakers will be called in the order in which the speaker cards were received either by the Recorder or the Chairman. At that time, speakers should stand and approach the podium. Speakers are asked to state their name prior to commenting and to direct their comments to the Presiding Officer and not to individual Commission Members. Speakers' statements should not be repetitive. In order to conduct an orderly business meeting, the Presiding Officer shall keep control of the meeting and shall require the speakers and audience to refrain from abusive or profane remarks, disruptive outbursts, applause,protests or other conduct that disrupts or interferes with the orderly conduct of the business of the meeting. Personal attacks on Commissioners, Town Council members, Town staff or members of the public are not allowed. Please be respectful when making your comments. If a speaker chooses not to speak when called, the speaker will be deemed to have waived his or her opportunity to speak on the matter. Speakers may not(i)reserve a portion of their time for a later time or(ii) transfer any portion of their time to another speaker. If there is a Public Hearing,please submit the speaker card to speak to that issue prior to the beginning of the Public Hearing and the Consideration of said issue. Individual speakers will be allowed three contiguous minutes to address the Commission. Time limits may be waived by (i) discretion of the Chairman upon request by the speaker not less than 24 hours prior to a Meeting, (ii) consensus of the Commission at Meeting or(iii) the Chairman either prior to or during a Meeting. If you do not comply with these rules,you will be asked to leave. Planning and Zoning Commission Agenda Page 1 of 3 *CALL TO ORDER AND PLEDGE OF ALLEGIANCE—Chairman Mike Archambault ' ,,, *MOMENT OF REFLECTION—Chairman Mike Archambault *ROLL CALL—Chairman Mike Archambault CALL TO THE PUBLIC Pursuant to A.R.S. §38-431-01(G), public comment is permitted (not required) on matters not listed on the agenda. Any such comment (i) must be within the jurisdiction of the Commission and (ii) is subject to reasonable time, place, and manner restrictions. The Commission will not discuss or take legal action on matters raised during "Call to the Public" unless the matters are property noticed for discussion and legal action. At the conclusion of the call to the public, individual Commission members may(i) respond to criticism, (ii) ask staff to review a matter or (iii) ask that the matter be placed on a future Commission agenda. AGENDA ITEM(S) 1. CONSIDERATION of APPROVING the Planning and Zoning Commission Meeting Minutes from May 26, 2016. 2. PUBLIC HEARING to receive comments on ORDINANCE#16-07,a proposed amendment to Town of Fountain Hills Zoning Map. If adopted,the amendment would rezone approximately 2.07 acres at 11843 N.Desert Vista Drive, from the C-1 zoning district to the C-3 zoning district.If approved,the rezoning will allow the construction of an Automobile and RV storage facility. (Case#Z2016-06) 3. CONSIDERATION of ORDINANCE#16-07,a proposed amendment to Town of Fountain Hills Zoning Map.If thile adopted,the amendment would rezone approximately 2.07 acres at 11843 N.Desert Vista Drive,from the C-1 zoning district to the C-3 zoning district.If approved,the rezoning will allow the construction of an Automobile and RV storage facility. (Case#Z 2016-06) 4. CONSIDERATION of the Desert Vista Storage Center CONCEPT PLAN to allow the development of a Vehicle Storage Facility at 11843 N.Desert Vista Drive. (Case#CP 2016-03) 5. CONSIDERATION of a CONCEPT PLAN for the Americana Development&Building Co.,LLC to allow the development of a 12.24 acre commercial property on the north-east corner of Avenue of the Fountains and Westby Drive at 16575 E.Palisades Blvd. (Case#CP2016-01) 6. COMMISSION DISCUSSION/REQUEST FOR RESEARCH to staff. Item listed below are related only to the propriety of(i)placing such items on a future agenda for action or(ii) directing staff to conduct further research and report back to the Commission. 7. SUMMARY OF COMMISSION REQUESTS from Senior Planner. 8. REPORT from Senior Planner and Zoning Administrator,Planning and Zoning Division of Development Services. 9. ADJOURNMENT °Supporting documentation and staff reports furnished to the Commission with this agenda are available for review in the Planning&Zoning Division of the Development Services Department. Planning and Zoning Commission Agenda Page 2 of 3 DATED this 7th day of July 2016 By: Robert Ro gers,Interim Development Services Manager Town of Fountain 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 o��AIN TOWN OF FOUNTAIN HILLS 04 X Planning and Zoning Board of Adjustment tbAr is`.ay'oo AGENDA ACTION FORM Meeting Date: July 14, 2016 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 Regular Meeting Minutes from May 26, 2016. Applicant: N/A Applicant Contact Information: N/A Property Location: N/A .<elated Ordinance, Policy or Guiding Principle: Policy or Guiding Principle: A.R.S. §38-431.01 Staff Summary (background): Approval of the Planning & Zoning Commission Regular Meeting Minutes from May 26, 2016. 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 Regular Meeting Minutes dated May 26, 2016, as presented. Attachment(s): N/A Submitted by: Approve Paul�t71k1n1!(h._/c 07/07/2016 07/07/2016 ward, Executive ssistant Date Ro rt Rodger ri Development Services Director Date I Page 1 of 1 TOWN OF FOUNTAIN HILLS MINUTES OF THE REGULAR SESSION OF THE 1110 PLANNING & ZONING COMMISSION May 26,2016 Vice-Chairman Eugene Mikolajczyk opened the meeting at 6:30 p.m. ROLL CALL: The following Commissioners were present: Vice-Chairman Eugene Mikolajczyk. Commissioners: Jeremy Strohan, Howie Jones, Stan Connick, Susan Dempster and Roger Owners. Also in attendance were Robert Rodgers, Interim Development Services Director, Andrew McGuire, Town Attorney and Paula Woodward, Executive Assistant and Recorder of the minutes. Chairman Michael Archambault was excused. Vice-Chairman Mikolajczyk requested participation in the Pledge of Allegiance and a moment of silent reflection. CALL TO THE PUBLIC No one wished to speak. AGENDA ITEM #1 - CONSIDERATION OF APPROVING THE PLANNING AND ZONING COMMISSION MEETING MINUTES DATED April 14,2016. Commissioner Connick MOVED to APPROVE the meeting minutes dated Thursday, February 11, 2016 as written. Commissioner Howie Jones SECONDED and the MOTION CARRIED UNANIMOUSLY (6/0). filsw AGENDA ITEMS #2 - PUBLIC HEARING TO RECEIVE COMMENTS ON RESOLUTION #2016-12,A MINOR GENERAL PLAN AMENDMENT RELATED TO THE PROPOSED"PARK PLACE" MIXED-USE DEVELOPMENT PROPOSAL TO BE LOCATED AT 16725 & 16845 E. AVENUE OF THE FOUNTAINS. IF APPROVED, THE AMENDMENT WOULD INCREASE THE MAXIMUM RESIDENTIAL DENSITY IN A MIXED-USE PROJECT IN THE DOWNTOWN AREA FROM 28 DWELLING UNITS PER ACRE TO 50 DWELLING UNITS PER ACRE. (CASE#GPA2016-01) Vice-Chairman Mikolajczyk opened the Public Hearing at 6:34 p.m. Bob Rodgers, Interim Development Services Director, gave a PowerPoint presentation about the Park Place application submitted by Bart Shea of N. Shea Group LLC, for a Minor General Plan Amendment to amend the downtown residential density limit from 28 dwelling units per acre to 50 dwelling units per acre in order to accommodate the proposed Park Place development project. Mr. Rodgers stated if approved, the Park Place development proposal will occupy two privately-owned lots, (9.3 acres) and three town-owned properties (3+ acres). Totaling a bit over 12 acres. Mr. Rodgers referred to the Phase Plan on slide three saying that this is the General Outline of the Park Place project proposal. Park Place is to be mixed—use (Commercial & MF Residential) project. Building's B & F are proposed to be 3 stories tall, with a maximum height of 40'+. Building's C, D & E are proposed to be 4 stories tall, with a maximum height of 58'. The project will be built in phases. Mr. Rodgers referred to the slide with color highlights; the pink is Phase I, buildings C & D with 230 dwelling's and 35,000 square feet of commercial space,the yellow highlights Phase II, buildings E& F, 72 dwellings and 8,000 square feet of commercial space,the blue is Phase III, building B with 102 apartment units. Included in each phase will be a variety of streetscape improvements along the avenue, a public art walk behind the Community Center,additional parking lots,and a small pocket park. On Slide 4, Mr. Rodgers showed the most recent artist's rendering of what the building facades along the avenue will look like. Mr. Rodgers told the Page I of 6 Commission,to remember this is for informational purposes only and it is to help the commission put the request into context. The Commission will be reviewing the Concept Plans for each phase at a later date. The request before you this evening is a Minor General Plan Amendment to the Downtown Area Specific Plan(Swaback Plan.) Mr. Rodgers went on to say why it is a minor amendment. The General Plan outlines that an increase in residential density that affects less than 80 acres is a Minor amendment. This minor amendment will not affect all of the downtown, it will affect only the Avenue District and the South End District as it relates to the Park Place development proposal specifically. The General Plan's Residential density is currently capped at 28 units per acre in the Downtown Area. The proposed amendment would increase the density cap to 50 dwelling units per acre in these two areas. The remaining seven downtown districts will remain at the current 28 units per acre. The Commission is being asked to provide a recommendation to the Town Council regarding the proposed Minor General Plan amendment. Any recommendation you provide should also contain the rationale used in forming those recommendations. Mr. Rodgers concluded his presentation and stated that the applicant indicated he has a presentation of his own. Bart Shea of N. Shea Group LLC addressed the Commission regarding the Park Place General Plan Amendment. Mr. Shea introduced himself as the developer for the Park Place Project, (3 phases) and the MorningStar Project. Mr. Shea provided a packet (attached) to the Commission that he said displayed how much thought process went into the Park Place project and how the unit count was determined along with how it makes the project a success. Mr. Shea stated he has been in negotiations with Council and staff on the Park Place development agreement for 12 months to define the terms of what should happen within the project so everyone gets what they want out of the program. Mr. Shea referred to the packet letter from the Swaback Partners. He said they went to Swaback Partners to find out what their intentions were for the General Plan. He said these particular buildings in Phase I are exactly what Swaback wanted to have; high density residential with commercial retail below,good street front, large sidewalks covered by the buildings above. He said they are putting heads in beds to make the retail work. Mr. Shea read out loud the last line of the first paragraph,"Your project is certainly in-line with the intent of the Master Plan and subsequent Specific Area Plan. The residential and retail uses, in the forms you have described, will help to bring more vibrancy along the Avenue and to the downtown area." Mr. Shea pointed out how they identified uses within the Swaback Partners Plan and showed those areas highlighted in the packet he provided. Mr. Shea said there will not be a lot of office area, more in-line retail, prospecting smaller mom and pop shops, not too many restaurants and no bar services are planned at this time. There will not be a lot of credit tenants but in line Fountain Hills users to fill out the spaces on it. The criteria is to make sure we end up with sustainable retail on the Avenue and in order to do that we need enough heads and beds to make it last all year long. 80% will be full rental product with 12 month leases hopefully with young professionals& some young families. The first phase is around 25%three bedroom product. Mr. Shea said the on street parking is already on the Avenue and back behind the residential product that stretches almost to the Morningstar will be a parking lot above for residences. Mr. Shea said they received a letter of endorsement from the Fountain Hills Chamber of Commerce which is in your packet. The last couple pages of the handout is the quick guide to the town's strategic Plan 2010 which shows the guidelines this product meets to promote economic growth. The Strategic Plan identifies the whole downtown area as the biggest piece of property in Fountain Hills that needs to be revitalized. In conclusion, Mr. Shea referred to the Avenue as a "Mayberry" look going down the Avenue although the proposed project may be taller than some people desire, but this is how we have to do it to make it work. Mr. Shea thanked the Commission. CALL TO PUBLIC Mr. Garrett Wilson, Fountain Hills resident, did not speak, but was in opposition to the Case# GPA2016- 01. C Page 2 of 6 Mr. Brad Wilkins, Fountain Hills resident, did not speak, but was in opposition to the Case # GPA2016- 01. r► Ms. Angel Wilson, Fountain Hills resident, did not speak, but was in opposition to the Case# GPA2016- 01. Ms. Pam Trompeter Aguilu, Fountain Hills resident, is opposed to the requested change in zoning as it applies to density per acre. She is concerned this project will change a precedence that will be used again when a developer wants to be in our community. She is opposed to the architectural enhancements as they don't fit into the town aesthetics and the changes will not enhance the ambience that attracts visitors. Mr. Bob Wilson, Fountain Hills resident, is opposed to the Case# GPA2016-01. Mr. Wilson read from a prepared letter(attached). Mr. Blicker, Fountain Hills resident, is opposed to the Case # GPA2016-01. Mr. Blicker is concerned with the height of the buildings looking west to east. He said the view of hundreds of homes laying to the west will be affected. Also, placing a four story building so close to the key structure that attracts people to our town would be compromising. Mr. Blicker suggested a study to find out how many homes would be affected by this project. Most homes are constructed so they can view the fountain area. Mr. Lee Miller, Fountain Hills resident, is opposed to the Case # GPA2016-01. Mr. Miller read from a prepared letter(attached). Mr. Walter Maiwald, Fountain Hills resident, is opposed to the Case # GPA2016-01. Mr. Maiwald's concern is the height and the architectural appearance of this project. He stated the proposed structure could block views which is a concern since people pay premiums for the view. The architecture of this four story building does not complement the existing structures or the style of the Avenue of the Fountains. Mr. Maiwald expressed concern that the fire department would not be prepared to handle emergency situations for such a structure and questioned whether there would be adequate parking to handle the amount required for the increased density. Mr. Maiwald asked the project be reviewed for modification. Ms.Nancy O'Neal is concerned that the vendors and sellers during the Great Fair would be affected. She said by taking the parking away it would affect attendance to the fair and the fair is a very important event for the town. Mr. Jerry Kirkendoll, Fountain Hills resident, is opposed to the height of the building project. His concern is the architecture is not unique to the area and why would people want to come here when they can see the same thing in Phoenix or Scottsdale. The development is a great idea but the height ( four stories)does not fit into the Avenue of the Fountains. Ms. Vreny Middleton, Fountain Hills resident, is opposed to the height of this project. Ms. Middleton stated she and her friends are opposing the height of the project and the architecture does not fit into Fountain Hills, looks more like a dorm in Tempe. She said she is concerned the large parking lot will create a lot of heat,light pollution and there will be too much traffic on the Avenue of the Fountains. Mr. Jay Schlum, Fountain Hills resident, is in favor of this project. Mr. Schlum said he had the opportunity to work with the Swaback Partners on the strategic plan when he was Mayor. Working with Swaback brought to attention that the downtown area is huge for a town our size and that's how the TCCD came to be, (mixed use.) Mr. Schlum said this is what most downtowns need and want. Vice-Chairman Mikolajczyk closed the Public Hearing at 7:12 p.m. Page 3 of 6 AGENDA ITEM #3 - CONSIDERATION OF RESOLUTION #2016-12, A MINOR GENERAL PLAN AMENDMENT RELATED TO THE PROPOSED "PARK PLACE" MIXED-USE DEVELOPMENT PROPOSAL TO BE LOCATED AT 16725 & 16845 E. AVENUE OF THE FOUNTAINS. IF APPROVED, THE AMENDMENT WOULD INCREASE THE MAXIMUM RESIDENTIAL DENSITY IN A MIXED-USE PROJECT IN THE DOWNTOWN AREA FROM 28 DWELLING UNITS PER ACRE TO 50 DWELLING UNITS PER ACRE. (CASE #GPA2016- Andrew McGuire,Town Attorney, brought to the commission's attention the resolution in the packet has been modified to match what Mr. Rodgers presented this evening. Mr. McGuire said this is not a variance procedure,the General Plan amendment is all that is to be considered tonight. Vice-Chairman Mikolajczyk asked if the Commission has to consider the height since it is needed to reach density. Mr. Rodgers clarified that density and height are related. The question is if you agree with the density the height would be required to reach that. Mr. McGuire explained the timeframe of the General Plan, Development Agreement and Concept Plan for presentation to Town Council and the Planning&Zoning Commission. Commissioner Jones asked how many acres are within in the south end district and the avenue district and how many acres are undeveloped. Mr. Rodgers replied the total amount of acres is between 25 and 30 acres.The South End district includes the condominiums behind and the vacant land which is around nine acres. Commissioner Jones asked Mr. Shea if he had a visual scale drawing of how the project would look in 411, relation to Town Hall. Mr. Shea described that the end of the building closet to town hall would be about 3 1/2 feet below Town Hall. Across from Verde River Drive about 10 ft below. As the building spreads down toward Saguaro Blvd. all the height changes are where the retail steps down. Commissioner Jones asked how many parking spaces for the 404 units. Mr. Shea said there are over 1,000 spaces with some street parking on Verde River and Paul Nordin Pwky. This includes property from the city we are improving. The retention pond near the Sheriff's lot will become a parking area. Commissioner Jones asked how many parking spaces would be shared. Mr. Shea replied fifty of 690 spaces in Phase I that are on town property which is the retention pond area. Vice-Chairman Mikolajczyk asked if Mr. Shea included some of the public parking along the Avenue in the 1,000 spaces. Mr. Shea replied yes they include the south side of the Avenue in regards to the retail. Vice-Chairman Mikolajczyk asked, if town property is included in the parking and is the town granting a permant easement when in Phase III. Mr. Shea replied it is included. C Page 4 of 6 Mr. McGuire said the Development Agreement will be discussed at the Town Council on their June 16th meeting. It includes three town parcels that are permanent easement areas which will serve Phase III of the project. Commissioner Owers asked if there was a traffic study. Mr. Shea confirmed a traffic study was completed. He stated that the only mitigation provided is additional striping.This included pedestrian traffic. Commissioner Owners asked if there was a public safety study. Mr. Shea said since Dave Ott, Fire Chief, is on site he uses the current building for training. A public safety study has not been done for law enforcement. Commissioner Connick stated he has concerns about the impact of the high density which was not part of the original Swaback Plan. Vice-Chairman Mikolajczyk asked if a traffic study was provided. Mr. Shea replied a third party performed the traffic study and a parking study is under way. Commissioner Dempster asked if the Swaback Plan was intended for 2 story buildings. Mr. Rodgers replied they were for mixed uses in all nine districts. The main theme was for commercial/ retail on the bottom facing the Avenue and the second story could be offices or residential. Mr. Rodgers stated the parking study is part of the Concept Plan submittal which will be reviewed by the Commission in the future. Commissioner Jones asked Bob Rodgers to point out on the overhead PowerPoint clarification of parking. Commissioner Dempster asked about parking lights in the parking lots. Mr. Shea said they are following guidelines of the lighting ordinance. In response to Commissioner Dempster garbage and loading zones are not counted against the parking. Vice-Chairman Mikolajczyk MOVED to forward a recommendation that the Town Council Approve Resolution #2016-12. A Minor General Plan Amendment to increase the maximum residential density in a mixed-use project in the downtown area from 28 dwelling units per acre to 50 dwelling units per acre Commissioner Owers SECONDED and the MOTION FAILED(3/3). Vice-Chairman Mikolajczyk Aye Commissioner Connick No Commissioner Jones No Commissioner Strohan Aye Commissioner Dempster No Commissioner Owers Aye AGENDA ITEM#4-COMMISSION DISCUSSION/REQUEST FOR RESEARCH TO STAFF. Items listed below are related only to the propriety of(i)placing items on a future agenda for action or (ii)directing staff to conduct further research and report back to the Commission. Page 5 of 6 None AGENDA ITEM#5-SUMMARY OF COMMISSION REQUESTS FROM SENIOR PLANNER. None AGENDA ITEM #6 - REPORT FROM SENIOR PLANNER AND ZONING ADMINISTRATOR, PLANNING AND ZONING DIVISION OF DEVELOPMENT SERVICES. None AGENDA ITEM#7-ADJOURNMENT. Vice-Chairman Mikolajczyk MOVED to adjourn the meeting at 7:40 p.m. and Commissioner Owers SECONDED and the MOTION CARRIED UNANIMOUSLY. FOUNTAIN HILLS PLANNING&ZONING COMMISSION BY: Chairman Mike Archambault ATTEST: Paula Woodward, Executive Assistant CERTIFICATION I hereby certify that the foregoing minutes are a true and correct copy of the minutes of the meeting of the Fountain Hills Planning and Zoning Commission held on the 26th day of May 2016, in the Town Council Chambers, 16705 E. Avenue of the Fountains, Fountain Hills, AZ 85268. I further certify that the meeting was duly called and that a quorum was present. Dated this 6`h day of June 2016 Paula Woodward, Executive Assistant S Page 6 of 6 �A�N TOWN OF FOUNTAIN HILLS J11 �fl ,° �1P n X Planning and Zoning ° Board of Adjustment 4 r is01 oo AGENDA ACTION FORM Meeting Date: March 25, 2015 Agenda Type: Regular Meeting Type: Regular Submitting Department: Development Services Staff Contact Information: Bob Rodgers, Senior Planner, 480-816-5138, rrodgers( fh.az.gov REQUEST TO PLANNING & ZONING COMMISSION: PUBLIC HEARING to receive comments on ORDINANCE #16-07, a proposed amendment to Town of Fountain Hills Zoning Map. If adopted, the amendment would rezone approximately 2.07 acres at 11843 N. Desert Vista Drive, from the C-1 zoning district to the C-3 zoning district. If approved, the rezoning will allow the construction of an Automobile and RV storage facility. (Case #Z2016-06) CONSIDERATION of ORDINANCE #16-07, a proposed amendment to Town of Fountain Hills Zoning 'ap. If adopted, the amendment would rezone approximately 2.07 acres at 11843 N. Desert Vista l'burive, from the C-1 zoning district to the C-3 zoning district. If approved, the rezoning will allow the construction of an Automobile and RV storage facility. (Case #Z 2016-06) CONSIDERATION of the Desert Vista Storage Center CONCEPT PLAN to allow the development of a Vehicle Storage Facility at 11843 N. Desert Vista Drive. (Case #CP 2016-03) Applicant: Law Offices of Garry D. Hays, PC 2198 E. Camelback Rd. Ste 305 Phoenix, AZ 85016 480-329-6143 Owner: Anton V. Rimza 621 E. Goldenrod Phoenix, AZ 85048 480-460-0328 Property Location: 11843 N. Desert Vista Drive, Fountain Hills, AZ Related Ordinance, Policy or Guiding Principle: Zoning Ordinance Chapter 2, Section 2.01 Amendments or Zone Changes Zoning Ordinance Chapter 7 — Parking & Loading Requirements Coning Ordinance Chapter 12 - Commercial Zoning Districts oning Ordinance Chapter 19 —Architectural Review Guidelines Town of Fountain Hills General Plan, 2010 Page 1 of 4 Desert Vista Storage P&Z 7/14/2016 Staff Summary (background): DJACENT LAND USES North: Colony Wash, then Morningside Residential; Zoned R-4 RUPD South: Saxon Drive, then Desert Vista Place Condominiums; Zoned C-1 (with SUP) East: Town Alley, then Fort McDowell Yavapai Nation —Vacant Open Space West: Desert Vista Drive, then Desert Vista Park; Zoned C-1 ZONING MAP AMENDMENT The proposed use as a storage facility is not permitted in the C-1 zoning district. The use is permitted by Special Use permit in the C-2 zoning district. The use is permitted in the C-3 zoning district. Other nearby storage facilities, west of Desert Vista Park are located within the C-3 zoning district. Similar facilities to the south near Desert Vista Drive and Sioux Drive are located in the C-2 zoning district and have received the required Special Use Permits. This request is to rezone the property to C-3, similar to the properties west of the park, and allow the storage facility as a permitted use. GENERAL PLAN COMPLIANCE This property has a General Plan designation of General Commercial. It is currently zoned for C-1 Commercial use. Both the current C-1 zoning, and the proposed C-3 zoning are consistent with the General Plan's Land Use designation of General Commercial. ONCEPT PLAN i he "Desert Vista Storage Center" is an 86 unit storage facility proposed to be built at 11843 N. Desert Vista Drive. The property is 2.07 acres in size and is located at the west corner of Desert Vista Drive and Tioga Drive. The property is currently zoned C-1 Commercial. The applicant is requesting that the property be rezoned to C-3 Commercial so that it may developed as a storage facility similar to other nearby properties which have previously been developed. The proposed project consists of five single-story buildings containing 86 storage units and the rental office. Parking for customers is provided on-site and meets the Town's requirements. Vehicular access is via gated driveways off Desert Vista Drive and Saxon Drive. Landscaping, site lighting and signage will conform to the Town's ordinance requirements. A complete description of the proposal is contained in the attached applicant's narrative. Risk Analysis (options or alternatives with implications): Approval of the Map Amendment will rezone the property to C-3 and allow the construction of an 86- unit storage facility on the property as a permitted use. Denial of the Map Amendment will require that the applicant seek another appropriately zoned property. Approval of the Concept Plan is contingent on the Map Amendment being approved. Therefore any Concept Plan approval must be conditioned upon approval of the Map Amendment by the Town Council. 4,-iscal Impact (initial and ongoing costs; budget status): None Page 2 of 4 Desert Vista Storage P&Z 7/14/2016 Staff Recommendation(s): Staff recommends that the Planning & Zoning Commission forward a recommendation to the Town ouncil to APPROVE the proposed ZONING MAP AMENDMENT subject to the stipulations outlined below: 1. The applicants shall submit Concept Plans that are in substantial conformance with the proposal outlined in this report showing any and all notes and revisions required by this decision to the Community Development Director for review and approval prior to making application for a Building Permit. A copy of said plans shall be submitted with any and all building permit applications for this project. 2. Appeals: Under Arizona law there is a 30 period in which a zoning approval may be appealed. No site work or construction activities may be undertaken during this period. Staff recommends that the Planning & Zoning Commission APPROVE the proposed CONCEPT PLAN subject to the stipulations outlined below: 1. Approval of the Concept Plan is subject to the above-noted stipulations recommended for the Zoning Map Amendment approval. 2. Approval of the Concept Plan is contingent upon Town Council approval of the Zoning Map Amendment. Concept Plan approval shall not take effect unless the Town Council approves the Zoning Map Amendment. J. The applicant shall provide a landscaping and lighting plan prior to the issuance of any building permit and no occupancy permit shall be issued prior to the completion of all site improvements as depicted and approved. Landscaping plans shall include irrigation details. 4. The applicant shall submit Site Improvement Plans. All utilities and drainage features must be installed and functional as shown on the improvement plans and approved by the Town Engineer prior to the issuance of any building permit. 5. No occupancy permit shall be issued prior to the completion of all site improvements as depicted and approved. Said improvements must be approved by both the Town Engineer and the Planning Administrator. 6. All off-site drainage or other utility improvements required as conditions of this approval shall return any off-site disturbed areas to a condition similar to, or better than their pre-existing state prior to the issuance of a certificate of occupancy. This shall include, but is not limited to re-grading, re-vegetating, and re-constructing moved or damaged structures or similar improvements. 7. All off-site improvements required as conditions of any approval regarding this project shall be either constructed, or fully bonded with a performance guarantee in a form and amount satisfactory to the Town Engineer prior to the issuance of an occupancy permit. Prior to the issuance of a Certificate of Occupancy, the applicants shall comply with the requirements of the Fountain Hills Sanitary District. Page 3 of 4 Desert Vista Storage P&Z 7/14/2016 9. Prior to the issuance of a Certificate of Occupancy, the applicants shall comply with the requirements of the Fountain Hills Fire Department. 10. Prior to the issuance of a Certificate of Occupancy, the applicants shall comply with the requirements of the Fountain Hills Town Engineer 11. Subject to the applicants fulfilling the Public Art requirement pursuant to Section 19.05.1 of the Fountain Hills Zoning Ordinance prior to the issuance of the first Certificate of Occupancy. SUGGESTED MOTION: Move to forward a recommendation to Town Council to Approve Ordinance #16-07, the proposed rezoning of property at 11843 N. Desert Vista Drive from C-1 to C-3 as presented and subject to the stipulations outlined in the staff report. Move to Approve the Concept Plan for the Desert Vista Storage Center as presented and subject to the stipulations outlined in the staff report. Attachments: 1. Application 2. Applicant's Narrative, Development Plan, & Building Elevations (23 pgs) 3. Draft Ordinance #16-07 4. Current Zoning Map Exhibit Submitted by: Fc� 1Robert codgers 7/5/2016 Interim Development Services Director Date CO) Page 4 of 4 ., viN, , ' .‘, DO Not write in this space —official use only Filing Date • / 3- Af - t Accepted By tuak. 430v6t,eJetrA (I., i- 11111111111 41N11 - 1, Fee Accepted 4t+l45 i a+ 11ff • IIIIIr ' Case Manager -i„ ,e or 06-13-16A1 1 51 RCVD The Town of Fountain Hills .... PLANNING & ZONING DEPARTMENT - APPLICATION III Abandonment (Plat or Condominium) N Appeal of Administrator's Interpretation • Area Specific Plan & Amendments !!: Concept Plan III Condominium Plat N Cut/Fill Waiver Development Agreement N HPE Change or Abandonment II General Plan Amendment III Ordinance (Text Amendment) Planned Unit Development N Preliminary/ Final Plat Replat (Lot joins, lot splits, lot line adj ments) PO Rezoning (Map) Special Use Permit & Amendments N Site Plan Review (vehicles sales) Temporary Use Permit(Median Fee, if applicable) III Variance Other PROJECT NAME / NATURE OF PROJECT: mar _ LisEGAL DESCRIPTION: Plat Name 3°2 _ Block 2 Lot 1.2_arK1 3 _______ ROPERTY ADDRESS: 118.43 tV Desert Vsia'Drive _____ PARCEL SIZE (Acres)2 07 aCra$ ASSESSOR PARCEL NUMBER 176418-451 NUMBER OF UNITS PROPOSED 7. 454 si 4; TRACTS EXISTING ZONING c-1 PROPOSED ZONING c a _ .. _. _ ..._ A licant Mrs. Law Offices of Gan [) Hays PC . Mr. Ms. Address: 2198 E Carnelback Rd,Ste 305 City: PtIoentx Day Phone 48°329-6143 State: A.- Zip: 8b01 b Email: ghaysq_ilawgdil com - _ Owner / Mrs. i i.t1 o ii V. f'S , S,14 Day Phone'IC% 1 1-14,e; -( Mr.4 Ms. Address: ,-.....; i F— 'IL* Up:.i-, 1-(, a. City: 1..-4'0-v- sk fit State:it 4- Zip: ., : ,( 1'.:--,, - - - , If application is being submitted by someone other than the owner of the property under consideration, the section below mg'be completed. SIGNATURE OF OWNER..,7:(j),;le? / DATE jce-4,5- i Jr I 11. I HEREBY AUTHORIZE Gay Hays TO FILE THIS APPLICATION. Pleos,ft1.9)., r w lbscribefitandsWorn-before me this V day of -__ 1.- ,-)..--- 20 / L .mo ,.... ,..._. , —,........., My Commission Expires 7 /• ,r-,./"7 4-r ti, Notary Public MUNIS .,......., a 4.4.... Natik-yrugok-Adrans APPLICATION 4=_ -0 UP •--11,PC61....t„.-y4 .' Mirlespa Court) t .., Cbviashismik Mak C e21 (t,—OA • •-,- tml.Waco% Desert Vista Storage Center CONCEPT PLAN and REZONE 1ST SUBMITTAL: June 13, 2016 2nd SUBMITTAL: June 29, 2016 Desert Vista 4 r' Storage Center Via. • PREPARED BY: Law Offices of Garry D. Hays, PC 2198 East Camelback Road, Suite 305 Phoenix, AZ 85016 CP-2016-03 Ref. Z2016-06 Desert Vista Storage Center 11843 N. Desert Vista Drive APN-176-08-451 2nd Submittal 6/29/2016 `.. DEVELOPMENT TEAM DEVELOPER: Troy Hirvi Anavada Holdings LLC 8776 E. Shea Blvd, Suite 106-623 Scottsdale, AZ 85260 PROPERTY Anton V. Rimza OWNER: 621 East Goldenrod Street Phoenix, Arizona 85048 PROPERTY Troy Hirvi BUYER: Anavada Holdings LLC 8776 E. Shea Blvd, Suite 106-623 Scottsdale, AZ 85260 LEGAL Law Offices of Garry D. Hays, PC REPRESENTATIVE: 2198 E. Camelback Road, Suite 305 Phoenix, AZ 85016 ahays@lawcidh.com (602) 308-0579 office ® ARCHITECTURE: Dohrmann Architects Inc. Mark Dohrmann 16716 E. Parkview Avenue #203 dohrmannarchitects@cox.net Fountain Hills, AZ 85268 (480) 816-1699 office (480) 816-5526 fax CIVIL ENGINEER: Montgomery Engineering David R. Montgomery, P.E. &Management, LLC DavePCivilAZ.com 16716 E. Parkview Avenue #204 Fountain Hills, AZ 85268 (480) 837-1845 office (480) 837-8668 fax LANDSCAPE Gilmore Parsons ARCHITECT: Land Design Group 2211 N. 7th Street Phoenix, AZ 85006 (602) 266-5622 office (602) 266-5707 Desert Vista Storay Center tune 20(6 DESERT VISTA STORAGE CENTER Concept Plan and Rezone Table of Contents 1.0 PURPOSE AND INTENT OF REQUEST 1 2.0 SITE DATA 1 3.0 CONCEPT PLAN 2 4.0 ZONING MAP AMENDMENT 4 4.1. Utilities 4 4.2. Streets 5 4.3. Operational Characteristics 5 4.4. Architecture 5 4.5. Landscaping 6 4.6. Parking 6 4.7. Grading and Drainage 6 4.8. Public Art Requirement 6 INDEX OF EXHIBITS (40,, Exhibit A Vicinity Map 7 Exhibit B Concept Plan 9 Exhibit C Location Map 11 Exhibit D Conceptual Elevations 13 Exhibit E Notification Map and Property Owner List 17 1 Concept Plan and Rezone Desert Vista S'toraje Center June 20(6 1.0 PURPOSE AND INTENT OF REQUEST Slow This request is for approval of a concept plan and zoning map amendment to allow for construction of Desert Vista Storage Center, an upscale automobile and recreational vehicle storage facility, in the Town of Fountain Hills("Town'). The intent of the concept plan and zoning map amendment requests are to obtain approval for the site concept and use. The concept plan depicts the Desert Vista Storage Center site which will include 86 climate controlled automobile and RV storage units. If approved, the site will be compatible with surrounding development and will provide for an efficient, attractive and neighborhood compatible business use. 2.0 SITE DATA The location for the proposed Desert Vista Storage Center facility is 11843 North Desert Vista Drive, Fountain Hills, Arizona. (See Vicinity Map at Exhibit A). The site is also identified by Maricopa County Assessor Parcel number 176-08-451A. The site is approximately 2.07 + acres with a roughly square configuration. The site has been developed with a 3,854 square foot building, parking area, wet and dry utilities and landscaping. The building is vacant and is in need of exterior maintenance and interior improvements. Prior uses for the site include a medical clinic and, most recently, a house of worship. The site is currently zoned C-1 Neighborhood Commercial and Professional Zoning District. The adjacent land uses are as follows: North: R-4 Multi-Family Residential Zoning District(Morningside at Lakeside Village Condominium separated from site by an approx. 200 foot wide wash and an approximately 25 foot wide alley) East: Fountain Hills Sanitary District Pumping Station and the Fort McDowell Indian Reservation (vacant) South: C-1 Neighborhood Commercial and Professional Zoning District(Desert Vista Condominium) (Across Saxon Drive) West: C-1 Neighborhood Commercial and Professional Zoning District(Desert Vista Park) (Across Desert Vista Drive) Uses in the vicinity include the Fountain Hills Elementary School District facility, automotive repair facilities, automotive body repair shop, gas fueling station, automotive supplies, self-storage and numerous C-3 uses on the west side of Desert Vista Park. Excellent access is available to the site via North Saguaro Boulevard to northbound Desert Vista and eastbound on East Saxon Drive. A Town of Fountain Hills Sanitary District alley exists to the north of the site. The site generally slopes West to East with some minor undulations occurring on the property. The site, having been previously disturbed (100 % disturbance area), does not contain any Hillside Area. As such, Hillside Protection Easements are not warranted. 3.0 CONCEPT PLAN The Concept Plan, attached as Exhibit B, depicts the site at full build-out. Desert Vista Storage Center intends that all buildings and structures will be professionally maintained and architecturally pleasing to the eye to provide a visual enhancement to the area generally, and to enhance the quality of the neighborhood and adjacent businesses and residents. 2 Concept Plan and Rezone Desert Visa.S'toraye Center 9une 2016 The Concept Plan depicts the existing building, proposed storage buildings, and parking area. The existing building is located along the western side of the property approximately half way between the north and south property boundaries. Before the existing building can house the Desert Vista Storage Center operations, interior and exterior improvements must be made. In addition to the interior and exterior building improvements, landscaping improvements and parking surface maintenance and resurfacing need to occur. The building, landscaping and parking field improvements shall occur as Phase I of the site development improvements and include building facade improvements, interior remodeling, addition of landscape plants and materials, parking surface repairs. In addition to the existing building, the Concept Plan includes four new buildings which will be comprised of individual climate controlled storage units. Building #1 is along the northern property boundary and will include 20 storage units. Building #2 is along the eastern property boundary and wraps around to the southern property boundary, this building includes 26 storage units. Building #3 is located on the interior of the property closest to the east side and includes 26 storage units. Building #4 wraps around the southwest corner of the property and contains 14 storage units. In total,the 4 new buildings will be 27,456 sq. ft.. The entry to the property will be along Saxon Drive and will be access controlled by security cards. The Concept Plan is in compliance with all Town ordinances and no variances, adjustments or deviations from the Town's development standards are requested or anticipated.The Concept Plan satisfies the criteria of Section 12.13 of the Town of Fountain Hills Zoning Ordinance, reproduced below: Fountain Hills- Zoning Ordinance Summary Commerical District • Minimum Yard Setbacks Distance Lot Between District Area Width Bldg(SQFT) (Feet) Height(Feet) Front Side Street Rear Coverage Bldgs Side (Feet) C-0 12,000 60 30 e 10 a,b 5 c 5 f I 5 I 35% j UBC C-C 1,125 23 25 0 0 0 F0 500% g I UBC C-1 6,000 60 25 25 b 0 c 10 c r0 d I- 60% I UBC C-2 6,000 60 40 10 a,b 0 b,c 0 b,c 0 d I- 60% UBC UBC C-3 6,000 60 40 18' b 0 b,c 0 b,c 0 d 60% a. OR HEIGHT OF THE BUILDING, WHICHEVER IS GREATER. b. WHEN ADJACENT TO A RESIDENTIAL DISTRICT, REGARDLESS OF WHETHER SEPARATED BY A STREET OR ALLEY, THERE SHALL BE A FRONT YARD EQUAL TO THE FRONT YARD REQUIRED IN THE ADJOINING RESIDENTIAL ZONING DISTRICT OR THE BUILDING HEIGHT, WHICHEVER IS GREATER (NOT TO EXCEED 25 FEET). c. WHEN ADJACENT TO A RESIDENTIAL DISTRICT THERE IS TO BE A 10-FOOT SETBACK OR A DISTANCE EQUAL TO THE HEIGHT OF THE COMMERCIAL BUILDING, WHICHEVER IS GREATER. WHEN A CORNER LOT IS ADJACENT TO A RESIDENTIAL DISTRICT, REGARDLESS OF WHETHER SEPARATED BY A STREET OR ALLEY,THERE SHALL BE A 10-FOOT SETBACK OR HEIGHT OF BUILDING, WHICHEVER IS GREATER. cor IF A SIDE YARD IS OTHERWISE PROVIDED, THE MINIMUM SETBACK IS 3 FEET. 3 Concept Plan and Rezone Desert Vista Storage Center tune 206 d. WHEN ADJACENT TO A RESIDENTIAL DISTRICT, REGARDLESS OF WHETHER SEPARATED BY A STREET cor OR ALLEY,THERE IS TO BE A 25-FOOT SETBACK OR HEIGHT OF THE BUILDING, WHICHEVER IS GREATER. IF THERE IS TO BE OTHER THEN A ZERO REAR YARD SETBACK THE MINIMUM SETBACK IS 10 FEET. e. IF WITHIN 20 FEET OF A RURAL OR RESIDENTIAL ZONE, MAXIMUM HEIGHT IS 15 FEET. f. IF A CORNER LOT ABUTS A RESIDENTIAL ZONING DISTRICT WHETHER OR NOT SEPARATED BY AN ALLEY, MINIMUM STREET SIDE YARD SETBACK SHALL BE 15 FEET. 4.0 ZONING MAP AMENDMENT The site is currently zoned C-1, Neighborhood Commercial and Professional Zoning District. (See Location Map at Exhibit C). The zoning map amendment request seeks to change the site zoning from C-1 to C-3, General Commercial Zoning District to allow for upscale automobile and RV storage in climate controlled "garage units." The property will only be accessed by security card and will be monitored with a closed caption tv system. The proposed C-3 zoning is in compliance with, and conforms to, the Town of Fountain Hills 2010 General Plan,which designates the site as General Commercial/Retail.The zoning map amendment request supports of the following objectives and goals of the 2010 General Plan: 2010 General Plan Land Use Goal Two: Centralize commercial and employment uses and address their existing pattern of development. Goal Two is achieved by bringing the Desert Vista Storage Center C-3 zoning use to an area where the predominate uses are commercial in nature. (0410, 2010 General Plan Objective 2.1: The Town should continue to employ a policy to encourage the overall development of existing commercially zoned lands and the renovation of underutilized commercial buildings. Objective 2.1 is achieved by creating the opportunity to redevelop a vacant commercial site and to allow for the renovation and full use of an existing commercial building. 2010 General Plan Land Use Goal Four:Expand the Town image beyond that of a suburb to incorporate a unique pro-business community identity. Goal 4 can be achieved by virtue of the Town's approval of the Concept Plan and zoning map amendment requests and will demonstrate the Town's pro-business commitment. 4.1 Utilities The site is fully improved with sewer, water, electrical, telephone and cable utilities. The utility providers serving the site include: Water Service Provider = Chaparral City Water Company Sanitary Service Provider = Fountain Hills Sanitary District Electric Service Provider = SRP (Salt River Project) 410 4 Concept Plan and Rezone Desert Vista Storaje Center Lune 20(6 Upgrades, repairs or new construction to the existing site utility infrastructure are not anticipated to serve the Desert Vista Storage Center. 4.2 Streets The street network serving the site is via public streets. Excellent access is available to the site via North Saguaro Boulevard to northbound Desert Vista and eastbound on East Saxon Drive. A Town of Fountain Hills Sanitary District alley exists to the north of the site. The public streets serving the site are classified in the Circulation Element of the Town of Fountain Hills as: Saguaro Boulevard = Minor Arterial Street Desert Vista = Major Collector Street East Saxon Drive = Local Street 4.3 Operational Characteristics Due to the nature of the use,there will be no more than one employee on the site at any given time. Renters of the storage units will have access to the site at any time by using their security card for entry at the front gate. The number of vehicular trips generated by the Desert Vista Storage Center are significantly less than the trips normally associated with typical neighborhood retail and commercial uses. In general, renters will come onto the property to drop-off or pick-up their vehicle from their storage unit. It is not anticipated that this would generate a noticiable difference in street traffic on Saxon Drive because these units are primarily used for long term storage and renters would come and go very infrequently. As described, the Desert Vista Storage Center will not be detrimental to the public health, safety, peace,comfort,and general welfare of persons residing or working in the neighborhood, nor is the use detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the Town. 4.4 Architecture The buildings on the site are intended to create a foundation for design that will ensure an attractive, high quality architectural style. The buildings will feature creative applications of materials, colors and textures. The desirable architectural design elements for the existing and future buildings include: • Building modulation, indentations and architectural details; • Building entry accentuation; and • Four sided architecture. The back side of the building exteriors will double as parts of a wall that will surround the property. Understanding this wall will be the prominent feature of the development from the street, special detail was paid to the design. The wall will include different building materials, subdued desert colors, and generous landscaping to buffer the view from the street and adjacent properties. ., 5 Concept Plan and Rezone Desert Vista S'tora je Center 9une 206 4lor The existing office building exterior design will be enhanced to include design elements that are proposed for the new buildings in order to create a unique, interesting and unified campus design. (See Elevations at Exhibit D). 4.5 Landscaping and Outdoor Lighting Due to the site having been previously developed, mature landscaping currently exists on the site. In addition to the existing landscaping, landscaping improvements are contemplated, which may include additional plantings, hardscape and landscape design alterations. Any part of the site not used for buildings, parking, driveways, sidewalks, will be landscaped and maintained in accordance with an approved landscape plan which will be submitted at the time of site plan review. Landscaped areas include a mixture of drought tolerant or other plant materials,and organic and non-organic ground cover materials. An automatic irrigation system is provided and maintained to all landscaped areas requiring water. All landscaped areas adjacent to vehicular parking and access areas are protected by six (6) inch vertical concrete curbing in order to control storm water flows and minimize damage by vehicular traffic. Landscaping will comply with Chapter 6 of the Fountain Hills Subdivision Ordinance. Outdoor lighting will comply with the provisions in Chapter 8 of the Town of Fountain Hills Zoning Ordinance. 4.6 Parking On-Site parking shall be provided pursuant to Chapter 7 of the Town of Fountain Hills Zoning Ordinance. Seeing as how this use is similar to that of a mini-storage facility, those standards have been used to determine the required number of parking spaces. The Zoning Ordinance requires one parking space per 35 storage units plus one parking space for a manager. The ® concept plan indicates 86 storage units, which would require 3 parking spaces, plus the additional space for the manager, making a total of 4 required parking spaces. 12 parking spaces have been provided on the concept plan, this includes one dedicated handicap accessible parking space. The parking area is lighted and the lighting will be maintained in conformance with Chapter 8 of the Zoning Ordinance. 4.7 Grading and Drainage Grading and Drainage plans will be submitted at the time of Building Permit. Arrows showing the general direction of on-site flows are shown on the Concept Plan. 4.8 Public Art Requirement Desert Vista Storage Center will comply with the Public Art Requirement of Section 19.05(I) by providing one of the following prior to the issuance of a Certificate of Occupancy: • Exterior public art of an appraised or invoiced value equal to or greater than 1% of the cost of building construction and associated site work and signage. Water features using recycled water are preferred; or • A donation to the Fountain Hills Public Art Fund in an amount equal to or greater than 1% of the cost of building construction and associated site work and signage. 1111/ 6 Concept Plan and Rezone Desert Vista.S'torage Center 9une 2016 Exhibit A Vicinity Map e 7 Concept Plan and Rezone IJesert Vista S'foraje Center June 20f6 Vicinity Map ir jr 7 1 t .N,. v 2;., '0 b :r; t, 1� .1 Zr it .* 'K1 Subject Property o• , ,� ''a 11843 N.Desert Vista Drive Alt 4,4 �r I . 4 , , ,� , .. 4 rth • lb 8 Concept Plan and Rezone Desert Vi& S'tora9e Center dune 2066 • Exhibit B Concept Plan 0 9 Concept Plan and Rezone woo••i*NIV•,•uu•uu4•C iL89]M 89Z98 VNOZIUV'S-11IH NIVtNflO3 ,..xo u 61081NO.M.M u40P,11VIN3.669,3l13-084 131 B9B V Itl NOZV'SIIIH fl NIV1NOj '3f • EC.. MANHVd 31 '391 L91 �3 �_ 1 3AIFJ0 VLSIA 1H3S3O Ebb L L 1 7#a31N3O 3OVEJO.S H 9L ' • 0NI `S10311HOb`d NN` VJHH04 ° P !. `d1Sl/� 1EI3S3a P ,, g a w W °0 a H N LL¢2 2 fY f] III��J�'i• ��. 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Z 0 > li IRV L,Li, 1 ,:— Ab' aglaito, Mt I- `.. � Will. ro I C.) w w IY � t—fit of AlfjgDylSIA 183S30 - — I Desert Vista S'toraje Center 9une 2066 L Exhibit C Location Map • 11 Concept Plan and Rezone Desert Vista Stora�e Center tune 20T6 Location Map o�l /093' GQ.' 1,6.07S.07 \ 1,f;,5 6:1 i, es^ FortMaDdwell Indian Res. 1 JSC PL 1S6-06 J81 'A ' `. 1'S-05612 \ 1759E-611 S7 t1" 16-01507 e 1,6•0&.Shc 1'S5 b-0 [9 176-07-507 I Sf.v5S9; - . • - 1751104S1d '‘1‘4C(.41,;•0›...,,,,7'''''' '' ,,' COM rgia! .7 `W Fort McDowell Indian Res. sJ4 i- 1 .. rf- 0 12 Concept Plan and Rezone Desert Vista Storage Center tune 206 L Exhibit D Conceptual Elevations • • 13 Concept Plan and Rezone I • I(i' .. E x.v.. .. per .1i_ t ` Y` ec A1+ 4 LJJ 1 k.e4 nA ':1y.,_, y . � ,', _ Z ek it LU UJ 11# tj y Q Uzi QN Q o Id. O N N 0 Fe Q a, V I -I = 14C Z Q . 1'..-:,,7.—.0,1,7'r Z C V ` j O k ► > o :: := - :: ci � � � ice RI [ ` � �' . 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IS,. iv L'J r:., 411, 18 Concept Plan and Rezone Desert Vista Storage Center )une 2O6 fillW PROPERTY OWNERS WITHIN 300' OWNER ADDRESS CITY STATE ZIP 11725 N DESERT VISTA 103 LLC 200 HOOVER AVE UNIT 905 LAS VEGAS NV 89101 ANDERSON GREGGORY THOMAS 11725 N DESERT VISTA DR UNIT 106 FOUNTAIN HILLS AZ 85268 ANTON V RIMSZA REVOCABLE LIVING TRUST 621 E GOLDENROD PHOENIX AZ 85048 13771 N FOUNTAIN HILLS BLVD NO CHRISTIANSEN GREGORY D 114-132 FOUNTAIN HILLS AZ 85268 CLEMENS REV TRUST/CLEMENS DISCLAIMER TRUST PO BOX 1000 SISTERS OR 97759 COLLINS JAMES W/DELORIS B 17375 E TEAL DR FOUNTAIN HILLS AZ 85268 DESERT VISTA PARK PLACE LLC 16838 E PALISADES BLVD FOUNTAIN HILLS AZ 85268 FLORIAN R SABO AND DANIELA L SABO REV TR 17351 E TEAL DR FOUNTAIN HILLS AZ 85268 FOUNTAIN HILLS TOWN OF 16705 E AVENUE OF THE FOUNTAINS FOUNTAIN HILLS AZ 85268-3815 FOWLER SANDRA D 17367 E TEAL DR FOUNTAIN HILLS AZ 85268 GOVE GEORGE E/GLORIA B 11725 N DESERT VISTA DR UNIT 120 FOUNTAIN HILLS AZ 85268 JACKOVIN GARY B/BELLON LINDA R 4319 127TH ST URBANDALE IA 50323 JACOBS LYNDON R 11725 N DESERT VISTA DR UNIT 109 FOUNTAIN HILLS AZ 85268 JEROME J AND JANE KARPINSKI FAMILY TRUST 5764 KINGFISHER DR STEVENS POINT WI 54482 JOHNSON CLIFFORD H TR 17359 E TEAL DR FOUNTAIN HILLS AZ 85268 KARPINSKI JOEL/VICTORIA 11725 N DESERT VISTA DR 118 FOUNTAIN HILLS AZ 85268 KEHOE FAMILY LIVING TRUST 17381 E TEAL DR FOUNTAIN HILLS AZ 85268 KOCH DAVID W/REGINA E 17345 E TEAL DR FOUNTAIN HILLS AZ 85268 MOORE RAMONA A 8953 116TH ST CLEAR LAKE MN 55319 MORNINGSIDE AT LAKESIDE VILLAGE HOMEOWNERS 150 E ALAMO DR STE 3 CHANDLER AZ 85225 PETRI MICHELLE W M 17371 E TEAL DR FOUNTAIN HILLS AZ 85268 SEXTON JAMES M/KARLA S TR 33893 MAPLE RIDGE AVON OH 44011 SHORT JEROME C/CHARLENE K TR 11725 N DESERT VISTA DR NO 107 FOUNTAIN HILLS AZ 85268 SIDERS THOMAS R/LAURAI 19168 INNDALE CT LAVEVILLE MN 55044 SMITH PAUL D/ELIZABETH R 11725 N DESERT VISTA DR UNIT 104 FOUNTAIN HILLS AZ 85268 STEBEN LAURA A PO BOX 4490 FRISCO CO 80443 TATHAM FAMILY LIVING TRUST 17335 E TEAL DR FOUNTAIN HILLS AZ 85268 TOMMERDAHL RAY 533 20 1/2 AVE E WEST FARGO ND 58078 VERSTEGE BOUKE S ECOMA 1307 HARBOR COVE SOUTH SOMERS POINT NJ 08244-2812 WILL HAROLD L/MARGOT H 17363 E TEAL DR FOUNTAIN HILLS AZ 85268 ZACK CYNTHIA L 9339 SAND HILL DR GRAND BLANC MI 48439 • 19 Concept Plan and Rezone ORDINANCE NO. 16-07 AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN OF FOUNTAIN HILLS, ARIZONA, AMENDING THE OFFICIAL ZONING DISTRICTS MAPS OF THE TOWN OF FOUNTAIN HILLS, ARIZONA, BY AMENDING THE ZONING DESIGNATION OF 2.07 ACRES OF LAND LOCATED ON THE WEST CORNER OF DESERT VISTA DRIVE AND TIOGA DRIVE FROM "C-1" NEIGHBORHOOD COMMERCIAL ZONING DISTRICT TO "C-3" GENERAL COMMERCIAL ZONING DISTRICT. WHEREAS, the Mayor and Council of the Town of Fountain Hills (the "Town Council") desires to amend the Town of Fountain Hills Official Zoning District Map (the "Zoning Map") pursuant to ARIZ. REV. STAT. § 9-462.04, to change the zoning description for an approximately 2.07 acre parcel of real property from C-1 (Neighborhood Commercial) to C-3 (General Commercial) (the "Zoning Map Amendment"); and WHEREAS, the Zoning Map Amendment proposed by this Ordinance is consistent with the Fountain Hills General Plan 2010, as amended by GPA2013-01, approved by the Town Council on May 1, 2014; and WHEREAS, all due and proper notices of public hearings on the Zoning Map Amendment to be held before the Town of Fountain Hills Planning and Zoning Commission(the "Commission") and the Town Council were given in the time, form, substance and manner provided by ARIz. REV. STAT. § 9-462.04; and WHEREAS, the Commission held a public hearing on July 14, 2016, on the Zoning Map Amendment, after which the Commission recommended approval; and WHEREAS, The Town Council held an additional public hearing regarding the Zoning Map Amendment on August 18, 2016. NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE TOWN OF FOUNTAIN HILLS as follows: SECTION 1. The recitals above are hereby incorporated as if fully set forth herein. SECTION 2. The approximately 2.07 acre parcel of real property generally located at the west corner of Desert Vista Drive and Tioga Drive, as shown in Case No. Z2016-06, as more particularly described and depicted on Exhibit A, attached hereto and incorporated herein by reference, is hereby rezoned from C-1 (Neighborhood Commercial) to C-3 (General Commercial), subject to the Town's adopted codes, requirements, standards and regulations, and the following stipulations: 1. The applicants shall submit Concept Plans that are in substantial conformance with the proposal outlined in this report showing any and all notes and revisions required by this decision to the Community Development Director for review and approval prior to making application for a Building Permit. A copy of said plans shall be submitted with any and all building permit applications for this project. 2. Appeals: Under Arizona law there is a 30 period in which a zoning approval may be appealed. No site work or construction activities may be undertaken during this period. SECTION 3. If any provision of this Ordinance is for any reason held by any court of competent jurisdiction to be unenforceable, such provision or portion hereof shall be deemed separate, distinct and independent of all other provisions and such holding shall not affect the validity of the remaining portions of this Ordinance. SECTION 4. The Mayor, the Town Manager, the Town Clerk and the Town Attorney are hereby authorized and directed to take all steps necessary to carry out the purpose and intent of this Ordinance. PASSED AND ADOPTED by the Mayor and Council of the Town of Fountain Hills, Arizona, August 18, 2016. FOR THE TOWN OF FOUNTAIN HILLS: ATTESTED TO: C Linda M, Kavanagh, Mayor Bevelyn J. Bender, Town Clerk REVIEWED BY: APPROVED AS TO FORM: Grady Miller, Town Manager Andrew J. McGuire, Town Attorney ED Draft 1 EXHIBIT A TO ORDINANCE NO. 16-07 [Legal Description and Map of the Property] See following page. S Draft 1 Partial Zoning Map j"IrC C lip LIJ C-1 Aib3 7-1 Lj— ��, ( e TOWN OF FOUNTAIN HILLS boeee X Planning and Zoning �-- — Board of Adjustment rbat�Is.P'00 AGENDA ACTION FORM Meeting Date: July 14, 2016 Meeting Type: Regular Agenda Type: Regular Submitting Division: Development Services Staff Contact Information: Bob Rodgers, Interim Development Services Director, 480-816-5138, rrodgers a(�fh.az.gov REQUEST TO PLANNING & ZONING COMMISSION: CONSIDERATION of a CONCEPT PLAN for the Americana Development & Building Co., LLC to allow the development of a 12.24 acre commercial property on the north-east corner of Avenue of the Fountains and Westby Drive at 16575 E. Palisades Blvd. (Case #CP2016-01) (Applicant/ Owner: Americana Development & Building Co.,LLC 1920 E. 3rd Street Ste 14 Tempe, AZ, 85281 (949) 422-9741 Property Location: 16575 E. Palisades Blvd, Fountain Hills, AZ Related Ordinance, Policy or Guiding Principle: Zoning Ordinance Chapter 2, Section 2.02 — Special Use Permits Zoning Ordinance Chapter 2, Section 2.04 — Concept Plan Review Zoning Ordinance Chapter 2, Section 2.05 — Plan Review Zoning Ordinance Chapter 12 — Commercial Zoning Districts Zoning Ordinance Chapter 12, Section 12-05 — Special Use Permits in C-2 Districts Zoning Ordinance Chapter 19 —Architectural Review Guidelines 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 General Plan 2010 — Downtown Area Specific Plan —West Side District Staff Summary (background): EXISTING ZONING: "C-2" — Intermediate Commercial EXISTING CONDITION: Vacant lot on Existing Arterial Street LOT SIZE: 12.24 Acres. BUILDING SIZE: Total in four Buildings = 274,000 sf± Page 1 of 5 Cases #CP2016-01 #S2016-13 #DA2016-01 mericana Development & Building Co., LLC is proposing to construct a mixed-use project on the vacant 12.24 acre property that wraps behind the Bashas shopping center at 16575 E. Palisades Blvd. The property has frontage on Palisades Blvd, Westby Drive, Avenue of the Fountains, and La Montana Drive. This project will require a series of approvals consisting of a Development Agreement, a Special Use Permit, a Cut Waiver, Revised Parking Ratios with new On-Street Parking Spaces, a Final Plat approval, and Concept Plan Approval. CONCEPT PLAN: The proposed development is fully outlined in the attached Land Use Plan booklet. It consists of 274,000± sf of new residential and commercial buildings and associated amenities (including a new park), on 12.24 acres located in Downtown Fountain Hills. The project will be developed in four phases and the proposed uses are Senior Independent Living, Assisted Living, Memory Care & Physical Rehabilitation, Community Clubhouse, Commercial Retail, and Commercial Medical/Professional Offices and a 2 acre Community Park. PHASE I Senior Independent Living: 4-Story, 133,000 sf building with 132 independent living units and associated amenities such as a communiy kitchen, hair salon, and meeting spaces. 14. Community Clubhouse: 1-Story, 19,000 sf building containing offices, theatre, restaurant/bar, gym, pool/spa, library, and a multi-purpose room. Community Park: 2-Acre Park for use by the residents of the project. Included in the park will be walking paths, gardens, a dog park, putting/chipping greens, and bocce courts. The park will also serve as a storm water detention basin. PHASE II Assisted Living: 2-Story, 80,000 sf building with 60 assisted living units and 52 memory care/physical rehabilitation beds. PHASE III A Commercial Retail: 1-Story, 12,000 sf building designed for retail, restaurant, and other permitted commercial uses. A very large "Public Art" structure and additional diagonal parking spaces on La Montana Drive are included in this phase also. PHASE III B Commercial Medical/Professional Offices: 2-Story, 30,000 sf building designed for professional and/or medical offices. Some space could possibly be used as retail space also. "ELATIONSHIP TO SURROUNDING PROPERTY rie proposed development expects to have a positive impact on the surrounding area and neighborhood. The development of the large vacant property in the downtown area, with primarily Page 2 of 5 Cases #CP2016-01 #S2016-13 #DA2016-01 quiet and low-impact residential uses will provide a buffer to the existing residential condominium çojects to the south and west of this project. The commercial retail proposed for the corner of venue of the Fountains and La Montana Drive will provide the missing focal point at the western end of the Avenue Plaza. The Medical/Professional offices proposed for the corner of Palisades Blvd and Westby Drive will fill the need for quality office space in town. ARCHITECTURAL DESIGN GUIDELINES The exterior of the buildings will be constructed and painted in neutral beige colors with a complimentary green standing-seam metal roof. Added architectural elements include façade offsets and balconies. LANDSCAPING STRATEGY & DESIGN The proposed landscaping will provide a lush environment that enriches the image of downtown Fountain Hills. The overall landscape, meandering sidewalk, and water features will complement the architecture of the buildings as well as the neighboring surroundings. DEVELOPMENT AGREEMENT: The following information is provided for informational purposes. The Planning & Zoning Commission will not be asked to provide a recommendation regarding the Development Agreement. The Development Agreement which is currently being negotiated with Town Council will address the need for a Special Use Permit to allow residential uses in the C-2 zoning district, It will allow for a cut depth of more than 10 feet due to the large amount of fill currently on the property, It will include -ovisions for the creation of new on-street parking along the La Montana Drive frontage, It will pprove the re-plat that divides the property into lots according to the four phases of development, and it will provide for an amended method of calculating the parking requirements in phases 1 and 3 of the development. The Development Agreement also requires that the Concept Plan be submitted to both the Planning & Zoning Commission and Town Council for approvals. SPECIAL USE PERMIT: Chapter 12, Section 12.05 of the Zoning Ordinance requires that in order to have any residential uses in the C-2 zoning district they must be approved under a Special Use Permit, granted by the Town Council. Approval of the Special Use Permit to allow the residential uses proposed as part of this development will be included within the Development Agreement currently being negotiated with the Town Council. CUT WAIVER: The vacant property currently contains large quantities of fill material that were placed there during the construction of Bashas Plaza. Article 5, Section 5.03.D of the Subdivision Ordinance allows for a maximum of a 10' deep cut from existing grade. Existing grade is defined as the contours in place in 1991. As the current property contours were in place in 1991, even though they are the result of fill, this waiver is needed to allow the building to be brought down nearer to street level. Page 3 of 5 Cases #CP2016-01 #S2016-13 #DA2016-01 PARKING: [ New on-street diagonal parking spaces are proposed along the La Montana Drive frontage for �r service to the proposed commercial building on the corner of La Montana Drive and Avenue of the Fountains. These will be allowed to be counted toward the required spaces to serve the development. Additionally, the applicants propose an alternative method of calculating the parking requirements for Phases 1 and 3 of the development which will result in an approximately 70 space reduction in the number of spaces required. REPLAT: The property will be divided into four lots according to the four phases of development. Lot 1 will contain the Independent Living facility, the Clubhouse, and the Park (Phase 1). Lot 2 will contain the Assisted Living/Memory Care/Medical Rehabilitation facility (Phase 2). Lot 3 will contain the Commercial Retail building on La Montana Drive (Phase 3A). Lot 4 will contain the Medical/Office building on Palisades Blvd (Phase 3B). TOWN COUNCIL APPROVAL OF CONCEPT PLAN: Regardless of whether or not the proposed Concept Plan is approved by the Planning & Zoning Commission, the Town Council will also have to approve the plan in order for it to proceed to construction. Thsk Analysis (options or alternatives with implications): .pproval of the Concept Plan will allow the applicants to proceed with their proposal to the Town Council for approvals as designed. Denial of the Concept Plan will require the applicants to re-design their proposal in an effort to receive an approval, or request that the Town Council reverse the denial, or it will cause the applicants to reconsider locating in Fountain Hills. Fiscal Impact (initial and ongoing costs; budget status): None Staff Recommendation(s): Staff recommends that the Planning & Zoning Commission APPROVE the CONCEPT PLAN for Americana Development & Building Co. to construct a mixed-use project on 12.24 acres at 16575 E. Palisades Blvd, subject to the following stipulations: 1. Approval of the Concept Plan is contingent upon Town Council's approval of a Development Agreement which contains provisions for the Special Use Permit, the Cut Waiver, the Parking Revisions, the Replat, and Town Council's Concept Plan approval. Planning & Zoning Commission Concept Plan approval shall not take effect unless the Town Council, in their sole discretion, approves the Development Agreement. 2. The applicant shall provide a landscaping and lighting plan prior to the issuance of any building permit and no occupancy permit shall be issued prior to the completion of all site improvements as depicted and approved. Landscaping plans shall include irrigation details. Page 4 of 5 Cases #CP2016-01 #S2016-13 #DA2016-01 3. The applicant shall submit Site Improvement Plans. All utilities and drainage features must be tir installed and functional as shown on the improvement plans and approved by the Town Engineer prior to the issuance of any building permit. 4. No Certificate of Occupancy shall be issued prior to the completion of all site improvements as depicted and approved. Said improvements must be approved by both the Town Engineer and the Community Development Director. 5. All off-site drainage or other utility improvements required as conditions of this approval shall return any off-site disturbed areas to a condition similar to, or better than, their pre-existing state prior to the issuance of a certificate of occupancy. This shall include, but is not limited to re-grading, re-vegetating, and re-constructing moved or damaged structures or similar improvements. 6. All off-site improvements required as conditions of any approval regarding this project shall be either constructed, or fully bonded with a performance guarantee in a form and amount satisfactory to the Town Engineer and Town Attorney prior to the issuance of an Certificate of Occupancy. 7. Prior to the issuance of a Certificate of Occupancy, the applicants shall comply with the requirements of the Fountain Hills Sanitary District. 8. Prior to the issuance of a Certificate of Occupancy, the applicants shall comply with the requirements of the Fountain Hills Fire Department. 9. Prior to the issuance of a Certificate of Occupancy, the applicants shall comply with the requirements of the Fountain Hills Town Engineer 10. Subject to the applicants fulfilling the Public Art requirement pursuant to Section 19.05.1 of the Fountain Hills Zoning Ordinance prior to the issuance of the first Certificate of Occupancy. SUGGESTED MOTIONS: Move to APPROVE the CONCEPT PLAN for the Americana Development & Building Co. LLC mixed- use project on 12.24 acres at 16575 E. Palisades Blvd, as presented and subject to the stipulations outlined in the staff report, including the approval by Town Council of any additional terms and conditions outlined in the Development Agreement. Attachment(s): 1. Application 2. Plans of Development 3. Applicant's Project Narrative Booklet Submitted by: re„ ('�06 1coc1gers, ..- 7/6/2016 interim Development Services Director Date Page 5 of 5 • . ..4T AMN it?, DO Not write in this space —official use only �0 <tp Filing Date 13t w o ' i t Accepted By t a I A, \id DO use_i it ILn Fee Accepted '6 dll;D. - cir- i i 0 'so• Case Manager i;:19 SLo d 5er5 1* -..t ix A oe� �y� `113/�'SI" /03140' 00 05-31 -16P05 : 26 RCVD The Town of Fountain Hills PLANNING & ZONING DEPARTMENT - APPLICATION Abandonment (Plat or Condominium) _ Appeal of Administrator's Interpretation Area Specific Plan &Amendments ✓ Concept Plan Condominium Plat Cut/Fill Waiver ✓ Development Agreement HPE Change or Abandonment General Plan Amendment Ordinance (Text Amendment) Planned Unit Development _ Preliminary/ Final Plat ✓ Replat (Lot joins, lot splits, lot line adjustments) Rezoning (Map) Special Use Permit &Amendments Site Plan Review (vehicles sales) Temporary Use Permit(Median Fee, if applicable) Variance Other PROJECT NAME / NATURE OF PROJECT: n ghipLEGAL DESCRIPTION: Plat Name Block Lot PROPERTY ADDRESS: Section 15,Township 3N,Range 6E of the Gila and Salt River Base and Meridian„AZ,Maricopa County,Arizona PARCEL SIZE (Acres)12.25 ASSESSOR PARCEL NUMBER 176-07-853 NUMBER OF UNITS PROPOSED See Narrative TRACTS See Narrative EXISTING ZONING C-2 Commercial,Community PROPOSED ZONING licant Al Mrs. Americana Development&Building Co., LLC Day Phone 949-422-9741 M r. Ms. Address: 1920 E 3rd St,Ste 14 City: Tempe State: AZ Zip: 85281 Email: ronb@badraunbuilders.com Owner Mrs. Americana Development&Building Co.,LLC Day Phone 949-422-9741 M r. Ms. Address: 1920 E 3rd St,Ste 14 City: Tempe State: °Z Zip: 85281 If application is being submitted by someone other than the owner of the property under consideration,the section below must be completed. SIGNATURE OF OWNER DATE 5-23-2016 I HEREBY AUTHORIZE TO FILE THIS APPLICATION. Please Print ( Subscribed and sworn before me this day of , 20 My Commission Expires Notary Public MUNIS ( g•=1- - APPLICATION # CI ec20/&-V I 9U90 uId asn puul pnjdaauoj - g pigiux3 L m 0 co 5.E a . a.� •CO ? w °'O C l0 - U 0 w c0 v 3 C U O 1 C\ M , O $ N N , m m E O .- Q v 3 m d pf I ar`i acn� Nm H dEt /� ' 0 t 6i c2 N E apm J O a3 Jn V �� z J N tOV O O f\^ O N VD V ^B I Et_, uu ,--' N cI1 ) NA Ii 4- V O N V YI N a, I VI 1 N ID I � � �, 13 M• vCO O v� N N O Duon V D 0 ^ ovo OO �aov M O O • rn 00 Lo��oi \ O 1! 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