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HomeMy WebLinkAboutPZ.2015.0611.AgendaRevised I` Page of the Agenda June 8, 2015 POST AGENDA O t�' REGULAR MEETING NOTICE 1 b OF THE � t b • `" PLANNING AND ZONING COMMISSION that is NIC Commission Members: Chairman Lloyd Pew and Vice -Chairman Mike Archambault Commissioners: Stan Connick, Howie Jones, Jeremy Strohan, Eugene Mikolajczyk, and Denise Ham Pursuant to A.R.S. 38-431.02, notice is hereby given to the members of the mountain Hills Ylannmg ana Gonmg 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 June 11, 2015, 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, JUNE 11, 2015 WHERE: TOWN HALL COUNCIL CHAMBERS 16705 E. AVENUE OF THE FOUNTAINS PROCEDURE FOR ADDRESSING THE PLANNING & ZONING COMMISSION Anyone wishing to speak before the Commission must fill out a speaker's card and submit it to the Commission Recorder prior to the Commission's discussion of that Agenda item. Speaker Cards are located in the Council Chamber Lobby and near the Recorder's position on the dais. Speakers will be called in the order in which the speaker cards were received either by the Recorder or the Chairman. At that time, speakers should stand and approach the podium. Speakers are asked to state their name prior to commenting and to direct their comments to the Presiding Officer and not to individual Commission Members. Speakers' statements should not be repetitive. In order to conduct an orderly business meeting, the Presiding Officer shall keep control of the meeting and shall require the speakers and audience to refrain from abusive or profane remarks, disruptive outbursts, applause, protests or other conduct that disrupts or interferes with the orderly conduct of the business of the meeting. Personal attacks on Commissioners, Town Council members, Town staff or members of the public are not allowed. Please be respectful when making your comments. If a speaker chooses not to speak when called, the speaker will be deemed to have waived his or her opportunity to speak on the matter. Speakers may not (i) reserve a portion of their time for a later time or (ii) transfer any portion of their time to another speaker. If there is a Public Hearing, please submit the speaker card to speak to that issue prior to the beginning of the Public Hearing and the Consideration of said issue. Individual speakers will be allowed three contiguous minutes to address the Commission. Time limits may be waived by (i) discretion of the Chairman upon request by the speaker not less than 24 hours prior to a Meeting, (ii) consensus of the Commission at Meeting or (iii) the Chairman either prior to or during a Meeting. If you do not comply with these rules, you will be asked to leave. Planning and Zoning Commission Agenda Page 1 of 4 %ft r Revised Is' Page of the Agenda June 8, 2015 POST AGENDA * CALL TO ORDER AND PLEDGE OF ALLEGIANCE – Chairman Lloyd Pew @6:30 P.M. * MOMENT OF REFLECTION – Chairman Lloyd Pew * ROLL CALL — Chainnan Lloyd Pew 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. REGULAR AGENDA ITEM(S) (1) CONSIDERATION of APPROVING the meeting minutes of the regular meeting of the Planning and Zoning Commission dated May 28, 2015. APPROVED 7-0 (2) CONSIDERATION of a proposed CONCEPT PLAN by Vladimir Buer for "The Fountain View Auto Center", a new and used auto dealership at 13040-13048 N. Verde River Drive. The property is located within the C-2 Commercial Zoning District. Case Number CP2015-03 APPROVED 7-0 (3) PUBLIC HEARING to receive comments on a proposed SPECIAL USE PERMIT by Vladimir Buer to allow "The Fountain View Auto Center", a new and used auto dealership at 13040-13048 N. Verde River Drive. The property is located within the C-2 Commercial Zoning District. Case Number SU2015- 09 —NO ACTION (4) CONSIDERATION of a proposed SPECIAL USE PERMIT by Vladimir Buer to allow "The Fountain View Auto Center", a new and used auto dealership at 13040-13048 N. Verde River Drive. The property is located within the C-2 Commercial Zoning District. Case Number SU2015-09 — APPROVED 7-0 (5) PUBLIC HEARING to receive comments on RESOLUTION 2015-31, a proposed Minor Amendment to the Town of Fountain Hills General Plan 2010 — town Center Area Specific Plan. If adopted, the amendment will allow an Assisted Living Facility to be a permitted use within the "South End District". Case Number GPA2015-03 — NO ACTION (6) CONSIDERATION of RESOLUTION 2015-31, a proposed Minor Amendment to the Town of Fountain Hills General Plan 2010 — town Center Area Specific Plan. If adopted, the amendment will allow an Assisted Living Facility to be a permitted use within the "South End District". Case Number GPA2015-03 - APPROVED - 5-2, Pew & Ham VOTED "NO" Planning and Zoning Commission Agenda Page 2 of 4 Revised 1St Page of the Agenda June 8, 2015 POST AGENDA (7) PUBLIC HEARING to receive comments on RESOLUTION 2015-32, a proposed Minor Amendment to the Town of Fountain Hills General Plan 2010. If adopted, the amendment will allow a maximum residential density increase from 12 dwelling units per acre to 27.25 dwelling units per acre to be permitted within the Town Center area. Case Number GPA2015-04 — NO ACTION (8) CONSIDERATION of RESOLUTION 2015-32, a proposed Minor Amendment to the Town of Fountain Hills General Plan 2010. If adopted, the amendment will allow a maximum residential density increase from 12 dwelling units per acre to 27.25 dwelling units per acre to be permitted within the Town Center area. Case Number GPA2015-04 — APPROVED — 6-1, Ham VOTED "NO" (9) PUBLIC HEARING to receive comments on ORDINANCE 15-07, a proposed text amendment to the Town of Fountain Hills Zoning Ordinance, Section 23.06(I). If approved, the amendment will reduce the minimum lot size requirement for PAD zoning from 5 acres to 3 acres. Case Number Z2015-04 — NO ACTION (10) CONSIDERATION of ORDINANCE 15-07, a proposed text amendment to the Town of Fountain Hills Zoning Ordinance, Section 23.06(I). If approved, the amendment will reduce the minimum lot size requirement for PAD zoning from 5 acres to 3 acres. Case Number Z2015-04 APPROVED — 7-0 (11) PUBLIC HEARING to receive comments on ORDINANCE 15-08, a proposed text amendment to the Town of Fountain Hills Zoning Map. If adopted, the amendment would rezone approximately 3.3 acres at 16750-16820 N. Paul Nordin Parkway, from the "TCCD" Zoning District to the Morningstar "PAD" Zoning District. If approved, the rezoning will allow the construction of a 111 bed Assisted Living Facility. Case Number Z2015-05 — NO ACTION (12) CONSIDERATION of ORDINANCE 15-08, a proposed amendment to the Town of Fountain Hills Zoning Map. If adopted, the amendment would rezone approximately 3.3' acres at 16750-16820 N. Paul Nordin Parkway, from the "TCCD" Zoning District to the Morningstar "PAD" Zoning District. If approved, the rezoning will allow the construction of a 111 bed Assisted Living Facility. Case Number Z2015-05 —APPROVED — 5-2, Pew and Ham VOTED 11NO" (13) CONSIDERATION of a CONCEPT PLAN for "Morningstar of Fountain Hills", a 111 -bed Assisted - Living Facility located on approximately 3.3 acres at 16750-16820 N. Paul Nordin Parkway, from the "TCCD" Zoning District to the "Morningstar "PAD" Zoning District. If approved, the rezoning will allow the construction of a 111 bed Assisted Living Facility. Case Number CP2015-04 — APPROVED — 5-2, Pew and Ham VOTED "NO" Planning and Zoning Commission Agenda Page 3 of 4 Revised 1St Page of the Agenda June 8, 2015 POST AGENDA (14) COMMISSION DISCUSSION/REQUEST FOR RESEARCH to staff. Items 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. NONE (15) SUMMARY OF COMMISSION REQUESTS from Senior Planner. - NONE (16) REPORT from Senior Planner and Zoning Administrator, Planning and Zoning Division of Development Services. — NOTHING TO REPORT (17) ADJOURNMENT @ 7:50 P.M. Supporting documentation and staff reports furnished to the Commission wit this agenda are available for review in the Planning & Zoning Division of the Development Syxv� artment. DATED this 41' day of June 2015 By: rt Rodgers, Senior Planner Zoning Administrator 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. §I -602.A.9 have been waived." Planning and Zoning Commission Agenda Page 4 of 4 'VAI $j Revised I" Page of the Agenda June 8, 2015 �l REGULAR MEETING NOTICE e OF THE � e 4t is s Nr`°PLANNING AND ZONING COMMISSION chat �1. Commission Members: Chairman Lloyd Pew and Vice -Chairman Mike Archambault Commissioners: Stan Connick, Howie Jones, Jeremy Strohan, Eugene MikolajcZyk, and Denise Ham 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 June 11, 2015, 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, JUNE 11, 2015 WHERE: TOWN HALL COUNCIL CHAMBERS r16705 E. AVENUE OF THE FOUNTAINS PROCEDURE FOR ADDRESSING THE PLANNING & ZONING COMMISSION Anyone wishing to speak before the Commission must fill out a speaker's card and submit it to the Commission Recorder prior to the Commission's discussion of that Agenda item. Speaker Cards are located in the Council Chamber Lobby and near the Recorder's position on the dais. Speakers will be called in the order in which the speaker cards were received either by the Recorder or the Chairman. At that time, speakers should stand and approach the podium. Speakers are asked to state their name prior to commenting and to direct their comments to the Presiding Officer and not to individual Commission Members. Speakers' statements should not be repetitive. In order to conduct an orderly business meeting, the Presiding Officer shall keep control of the meeting and shall require the speakers and audience to refrain from abusive or profane remarks, disruptive outbursts, applause, protests or other conduct that disrupts or interferes with the orderly conduct of the business of the meeting. Personal attacks on Commissioners, Town Council members, Town staff or members of the public are not allowed. Please be respectful when making your comments. If a speaker chooses not to speak when called, the speaker will be deemed to have waived his or her opportunity to speak on the matter. Speakers may not (i) reserve a portion of their time for a later time or (ii) transfer any portion of their time to another speaker. If there is a Public Hearing, please submit the speaker card to speak to that issue prior to the beginning of the Public Hearing and the Consideration of said issue. Individual speakers will be allowed three contiguous minutes to address the Commission. Time limits may be waived by (i) discretion of the Chairman upon request by the speaker not less than 24 hours prior to a Meeting, (ii) consensus of the Commission at Meeting or (iii) the Chairman either prior to or during a Meeting. If you do not comply with these rules, you will be asked to leave. Planning and Zoning Commission Agenda Page 1 of 4 I„ 1r * CALL TO ORDER AND PLEDGE OF ALLEGIANCE – Chairman Lloyd Pew * MOMENT OF REFLECTION – Chairman Lloyd Pew * ROLL CALL — Chairman Lloyd Pew 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. REGULAR AGENDA ITEM(S) (1) CONSIDERATION of APPROVING the meeting minutes of the regular meeting of the Planning and Zoning Commission dated May 28, 2015. (2) CONSIDERATION of a proposed CONCEPT PLAN by Vladimir Buer for "The Fountain View Auto Center", a new and used auto dealership at 13040-13048 N. Verde River Drive. The property is located within the C-2 Commercial Zoning District. Case Number CP2015-03 (3) PUBLIC HEARING to receive comments on a proposed SPECIAL USE PERMIT by Vladimir Buer to allow "The Fountain View Auto Center", a new and used auto dealership at 13040-13048 N. Verde River Drive. The property is located within the C-2 Commercial Zoning District. Case Number SU2015- 09 (4) CONSIDERATION of a proposed SPECIAL USE PERMIT by Vladimir Buer to allow "The Fountain View Auto Center", a new and used auto dealership at 13040-13048 N. Verde River Drive. The property is located within the C-2 Commercial Zoning District. Case Number SU2015-09 (5) PUBLIC HEARING to receive comments on RESOLUTION 2015-31, a proposed Minor Amendment to the Town of Fountain Hills General Plan 2010 — town Center Area Specific Plan. If adopted, the amendment will allow an Assisted Living Facility to be a permitted use within the "South End District". Case Number GPA2015-03 (6) CONSIDERATION of RESOLUTION 2015-31, a proposed Minor Amendment to the Town of Fountain Hills General Plan 2010 — town Center Area Specific Plan. If adopted, the amendment will allow an Assisted Living Facility to be a permitted use within the "South End District". Case Number GPA2015-03 Planning and Zoning Commission Agenda Page 2 of 4 (7) PUBLIC HEARING to receive comments on RESOLUTION 2015-32, a proposed Minor Amendment to the Town of Fountain Hills General Plan 2010. If adopted, the amendment will allow a maximum r residential density increase from 12 dwelling units per acre to 27.25 dwelling units per acre to be permitted within the Town Center area. Case Number GPA2015-04 (8) CONSIDERATION of RESOLUTION 2015-32, a proposed Minor Amendment to the Town of Fountain Hills General Plan 2010. If adopted, the amendment will allow a maximum residential density increase from 12 dwelling units per acre to 27.25 dwelling units per acre to be permitted within the Town Center area. Case Number GPA2015-04 (9) PUBLIC HEARING to receive comments on ORDINANCE 15-07, a proposed text amendment to the Town of Fountain Hills Zoning Ordinance, Section 23.06(I). If approved, the amendment will reduce the minimum lot size requirement for PAD zoning from 5 acres to 3 acres. Case Number Z2015-04 (10) CONSIDERATION of ORDINANCE 15-07, a proposed text amendment to the Town of Fountain Hills Zoning Ordinance, Section 23.06(1). If approved, the amendment will reduce the minimum lot size requirement for PAD zoning from 5 acres to 3 acres. Case Number Z2015-04 (11) PUBLIC HEARING to receive comments on ORDINANCE 15-08, a proposed text amendment to the Town of Fountain Hills Zoning Map. If adopted, the amendment would rezone approximately 3.3 acres at 16750-16820 N. Paul Nordin Parkway, from the "TCCD" Zoning District to the Morningstar "PAD" Zoning District. If approved, the rezoning will allow the construction of a 111 bed Assisted Living Facility. Case Number Z2015-05 (12) CONSIDERATION of ORDINANCE 15-08, a proposed amendment to the Town of Fountain Hills Zoning Map. If adopted, the amendment would rezone approximately 3.3 acres at 16750-16820 N. Paul Nordin Parkway, from the "TCCD" Zoning District to the Morningstar "PAD" Zoning District. If approved, the rezoning will allow the construction of a 111 bed Assisted Living Facility. Case Number Z2015-05 (13) CONSIDERATION of a CONCEPT PLAN for "Morningstar of Fountain Hills", a 111-bed Assisted - Living Facility located on approximately 3.3 acres at 16750-16820 N. Paul Nordin Parkway, from the "TCCD" Zoning District to the "Morningstar "PAD" Zoning District. If approved, the rezoning will allow the construction of a 111 bed Assisted Living Facility. Case Number CP2015-04 (14) COMMISSION DISCUSSION/REQUEST FOR RESEARCH to staff. Items 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. Planning and Zoning Commission Agenda Page 3 of 4 L (15) SUMMARY OF COMMISSION REQUESTS from Senior Planner. (16) REPORT from Senior Planner and Zoning Administrator, Planning and Zoning Division of Development Services. (17) 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 S_eervviice���rtment. DATED this 0 day of June 2015 LON RO e Rodgers, Senior Planner ning Administrator Toivn of Fountain Hills The Town of Fountain Hills endeavors to make all public meetings accessible to persons with disabilities. Please call 837-2001 (voice) or 1-800-367-8939 (TDD) 48 hours prior to the meeting to request reasonable accommodations to participa 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 4 of 4 J�cAjN�l TOWN OF FOUNTAIN HILLS t z ❑ Planning and Zoning ❑ Board of Adjustment AGENDA ACTION FORM Meeting Date: June 11, 2015 Agenda Type: Regular Staff Contact Information: N/A Meeting Type: Regular Submitting Department: Planning & Zoning REQUEST TO COMMISSION: Consideration of approving the Planning and Zoning Commission Regular meeting minutes from May 28, 2015. Applicant: N/A Applicant Contact Information: N/A Property Location: N/A Related Ordinance, Policy or Guiding Principle: A.R.S. §38-431.01 Staff Summary (background): Approval of the Planning and Zoning Commission Regular meeting minutes from May 28, 2015. 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 and Zoning Commission Regular meeting minutes dated May 28, 2015, as presented. Attachment(s): Submitted by: ;611e �a,alr June 4, 2015 Name/Title Date 1pprrv4e /J obe,Senior Planner I bate Page 1 of 1 Meeting Date: June 11, 2015 Meeting Type: Regular TOWN OF FOUNTAIN HILLS Z Planning and Zoning ❑ Board of Adjustment AGENDA ACTION FORM Agenda Type: Regular Submitting Department: Development Services Staff Contact Information: Bob Rodgers, Senior Planner, 480-816-5138, rrodgers(a)-fh.az.gov REQUEST TO PLANNING & ZONING COMMISSION: CONSIDERATION of a proposed CONCEPT PLAN by Vladimir Buer for The Fountain View Auto Center, a New & Used auto dealership at 13040-13048 N. Verde River Drive. The property is located within the C-2 Commercial zoning district. (Case #CP 2015-03) PUBLIC HEARING to receive comments on a proposed SPECIAL USE PERMIT by Vladimir Buer to allow The Fountain View Auto Center, a New & Used auto dealership at 13040-13048 N. Verde River Drive. The property located within the C-2 Commercial zoning district. (Case #SU 2015-09) CONSIDERATION of a proposed SPECIAL USE PERMIT by Vladimir Buer to allow The Fountain View Auto Center, a New & Used auto dealership at 13040-13048 N. Verde River Drive. The property is located within the C-2 Commercial zoning district. (Case #SU 2015-09) Applicant: Vladimir Buer Applicant Contact Information: 14850 Grandview Drive, Fountain Hills, AZ 85268 (480) 220-0206 Property Location: 13040-13048 N. Verde River Drive, Fountain Hills, AZ 85268 Related Ordinance, Policy or Guiding Principle: 1. Zoning Ordinance - Section 2.02 Special Use Permits 2. Zoning Ordinance - Section 2.04 Concept Plan Review 3. Zoning Ordinance - Section 12 05 K Uses Subject to Special Use Permits in C-2 Zoning Districts Only 4. Zoning Ordinance -Chapter 19 Architectural Review Guidelines 5. Subdivision Ordinance - Section 6.09 Low Water Use Landscaping Requirements Staff Summary (background): XISTING CONDITIONS: The subject property consists of lots 1 & 2 in the Mission Professional Plaza, located in Plat 208, Block 3. The currently vacant property is located on the southwest corner of Parkview Avenue and Verde River Drive. Total Page 1 of 4 Fountain View Auto Center P&Z 6/11/2015 project area is approximately 17,807 sq ft (A acres). The property is zoned C-2 and has the ability to utilize e Plat 208 common parking lot. Surrounding Land Uses: North — Parkview Avenue, then Commercial (Plat 208) plaza — Zoned C-2 South — Commercial (Plat 208) plaza — Zoned C-2 East — Verde River Drive, then Commercial (Plat 208) plaza — Zoned C-2 West — Commercial (Plat 208) plaza — Zoned C-2 Automobile sales uses must receive a Special Use Permit in order to be located in the district The General Plan, Downtown Area Specific Plan identifies this area as the "Avenue District". The Avenue district is a primarily commercial district that would also allow for limited residential and entertainment uses. The proposed use is consistent with this district, subject to the Special Use Permit as mentioned above. REQUESTS: This application consists of two requests; Concept Plan approval of the building and site work, and a Special Use Permit approval for auto sales. CONCEPT PLAN: The Fountain View Auto Center is a proposed three-story (approximately 40') tall automobile sales showroom building located on the corner of Parkview Avenue and Verde River Drive in the Downtown area. The ground floor will be the main showroom and office area. The second and third floors are being designed as chicle inventory parking and will be accessed via an internal driveway ramp. Pedestrians will access the .,pper floors using an elevator or a stairway. Vehicular access to the interior of the building will use a driveway off Verde River Drive. The exterior of the building will be a stucco finish with white and aluminum accents and large window areas which will give the building a sleek, modern appearance. Staff and customer parking will be in the Plat 208 common parking lot. The preliminary landscaping plan that has been submitted meets the ordinance requirements for low water use plants and additional landscape elements. Signage is not a part of this Concept Plan and will be permitted separately according to the requirements in Chapter 6 of the Zoning Ordinance. Staff has reviewed the proposed Concept Plan and generally finds the proposal to be in keeping with the Town's ordinance requirements. No variances or waivers are requested or required for approval of the Concept Plan. SPECIAL USE PERMIT: Section 12.05.K of the Zoning Ordinance allows New and Used Auto sales uses in the C-2 zoning district by Special Use Permit provided that all sales and repair activities are conducted within the building. Staff believes that this requirement appears to be met Page 2 of 4 Fountain View Auto Center P&Z 6/11/2015 Risk Analysis: )proval of the proposal will permit the applicant to develop the currently vacant property into a new 3 -story commercial building for the sale of new and used automobiles. Denial of the proposal will require that the applicant either re -design portions of the project and/or provide additional information. Or, that the applicant move the business to another location. Fiscal Impact: There is no immediate fiscal impact anticipated. Staff Recommendation(s): The following stipulations are recommended as conditions of approval: The applicant shall apply for and receive Encroachment Permits for any work to be done within the public Right -of -Ways prior to the commencement of said work. 2. The applicant shall provide an approvable landscaping 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. 3. 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. 4. 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. 5. Subject to the applicants fulfilling the Public Art requirement pursuant to the requirements outlined in Section 19.05.1 of the Fountain Hills Zoning Ordinance. 6. Signage is not included in this approval. All signage shall comply with the requirements of the Fountain Hills Zoning Ordinance, Chapter 6 and shall require separate Building Permits. 7. Concept Plan approval is subject to Town Council's approval of the Special Use Permit request. Including any additional stipulations they may include. SUGGESTED MOTIONS: Move to APPROVE the proposed CONCEPT PLAN for The Fountain View Auto Center, a New & Used auto dealership at 13040-13048 N. Verde River Drive. The property is located within the C-2 Commercial zoning district as presented and subject to the stipulations outlined in the staff report. Move to FORWARD A RECOMMENDATION to Town Council to approve the proposed SPECIAL USE PERMIT to allow The Fountain View Auto Center, a New & Used auto dealership at 13040-13048 N. Verde River Drive. The property is located within the C-2 Commercial zoning district as presented and subject to the stipulations outlined in the staff report. 4 Page 3 of 4 Attachment(s): Application Vicinity/Location Map Applicant's Narrative (1 pg) Concept Plan Materials Architectural Concepts & Elevations (8 pgs) Submitted by: (Robert IWodaer 6/2/2015 Name/Title Date Approved by: 6/3/2015 Development Serves Director Date 0 Page 4 of 4 Fountain View Auto Center P&Z 6/11/2015 -S�� C o DO Not write in this space ­officW use only Filing Date Accepted By Fee Accepted v�-31 Case Manager dad -4 SIZ - CFO 0 0 . 1-1 ( 2-1. ) The Town of Fountain Hills 1,L)OO - 00 Planning & Zoning Division - C) - 0(D S. 0C) ',4 !�'! APPLICATION '; "' � � — Abandonment (Plat or Condominium) _ Appeal of Administrator's Interpretation — Area Specific Plan & Amendments X Concept Plan 25bb - a -'D — 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) *Nd Special Use Permit & Amendments '5'Ub" Site Plan Review (vehicles sales) Temporary Use Permit (Median Fee, if a'P4P'lic'a`b1Je) Variance Tract Housing Other apniFrT MARAC I MAvvine- 0% 4 A / 'y I �0 To m/ � ra- - LEGAL DESCRIPTION: Plat Name Block 5 _Lot -3Z-55 1 5 Lf - PROPERTY ADDRESS: 1?2211c' LJ 72CTO N - VC-� F­p�- y- WC -P T-1?P1.) oYff' PARCEL SIZE (Aaes)—Ll, VVE S "r- ASSESSOR PARCEL NUMBER i1ra -cl OF C] -7-7 NUMBER OF UNITS PROPOSED I_ TRACTS . I EXISTING ZONING C-7- PROPOSED ZONING U&E Applicant Mrs. Day Phone -9ga —2,2-c.:, —V-2e)C, Mr. Ms.Address: State: Zip: e) Email: ------ > Va fi 5;'? rn C? Owner —Mrs. Day Phone Mr. Ms.Address: City: — State: Zip: If app/kation IV being -9101nittedbysomeone other than the owner of the property ander consideration, the section below must be completed. SIGNATURE OF OWNER I HEREBY AUTHORIZE Please Print subscribed and sworn before me this day of - NOTARY PUBUC DATE ) FILE THIS APPLICATION. 20 MY commission Expires Z7 -A— -t APPLICATION f'-) L. -SC L-) 5Te- P M 5 c, 5 ) 0 N flte FIE7 SG j 671`vkL✓ 'F UA'2-,,)) ue7T-r. f 4 .1-1 Q Fountain View Auto Center P&Z 6/11/2015 Vicinity Map FOUNTAINVIEW AUTO CENTER PLAT 208, MISSON PROFESSIONAL PLAZA, LOTS 1 & 2 13040 —13048 NORTH VERDE RIVER DRIVE The Fountain View Auto Center is a proposed auto dealership for the sale of new and used cars in downtown Fountain Hills. The proposed facility is three stories in height and will have a dramatic glass entry with water feature oriented toward the intersection of Verde River Drive and Parkview Avenue. The first floor will contain a showroom, sales and business offices, restrooms, customer lounge, service reception center and outdoor display area. The second and third floors will be used for inventory parking for autos to be sold at the dealership. A vehicular ramp will connect all three floors and the building will also have an elevator and stairs serving all three floors. The building is planned as a non-combustible structure building, fully sprinklered, with exterior stucco finish. Off white and natural aluminum panels will be utilized as accents and for north and east sunscreen and the corner signage panel above the entrance. The total building area is 49,054 square feet. Customer and staff parking will be provided by the Plat 208 shared parking areas, as is customary for all businesses in Plat 208. Inventory parking will be provided on the second and third floor parking decks of the building. 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A Vi Q 0 CO 3 od•2 C) i Y_ E 4.0 zap' m O R Lo C C a N 7 O OM 7 ON 0_ LL (� U 0 o N M r J�TAIN��� Meeting Date: June 11, 2015 Meeting Type: Regular TOWN OF FOUNTAIN HILLS ❑ Planning and Zoning ❑ Board of Adjustment AGENDA ACTION FORM Agenda Type: Regular Submitting Department: Development Services Staff Contact Information: Bob Rodgers, Senior Planner, 480-816-5138, rrodgers(a)fh.az.gov REQUESTS TO PLANNING & ZONING COMMISSION: PUBLIC HEARING to receive comments on RESOLUTION 2015-31, a proposed Minor Amendment to the Town of Fountain Hills General Plan 2010 — Town Center Area Specific Plan. If adopted, the amendment will allow an Assisted Living Facility to be a permitted use within the "South End District'. (Case #GPA2015 - 03) CONSIDERATION of RESOLUTION 2015-31, a proposed Minor Amendment to the Town of Fountain Hills General Plan 2010 — Town Center Area Specific Plan. If adopted, the amendment will allow an Assisted Living Facility to be a permitted use within the "South End District'. (Case # GPA2015 - 03) -UBLIC HEARING to receive comments on RESOLUTION 2015-32, a proposed Minor Amendment to the Town of Fountain Hills General Plan 2010. If adopted, the amendment will allow a maximum residential density increase from 12 dwelling units per acre to 27.25 dwelling units per acre to be permitted within the Town Center area. (Case #GPA2015 — 04) CONSIDERATION of RESOLUTION 2015-32, a proposed Minor Amendment to the Town of Fountain Hills General Plan 2010. If adopted, the amendment will allow a maximum residential density increase from 12 dwelling units per acre to 27.25 dwelling units per acre to be permitted within the Town Center area. (Case # GPA2015 — 04) PUBLIC HEARING to receive comments on ORDINANCE 15-07, a proposed text amendment to the Town of Fountain Hills Zoning Ordinance, Section 23.06(1). If approved, the amendment will reduce the minimum lot size requirement for PAD zoning from 5 acres to 3 acres. (Case #Z2015-04) CONSIDERATION of ORDINANCE 15-07, a proposed text amendment to the Town of Fountain Hills Zoning Ordinance, Section 23.06(1). If approved, the amendment will reduce the minimum lot size requirement for PAD zoning from 5 acres to 3 acres. (Case #Z2015- 04) PUBLIC HEARING to receive comments on ORDINANCE 15-08, a proposed amendment to the Town of Fountain Hills Zoning Map. If adopted, the amendment would rezone approximately 3.3 acres at 16750 -16820 N. Paul Nordin Parkway, from the "TCCD" zoning district to the "Morningstar PAD" zoning district. If approved, the rezoning will allow the construction of a 111 bed Assisted Living Facility. (Case #Z2015-05) Page ] of 9 Morningstar P&Z Staff Report CONSIDERATION of ORDINANCE 15-08, a proposed amendment to the Town of Fountain Hills Zoning Map. adopted, the amendment would rezone approximately 3.3 acres at 16750 -16820 N. Paul Nordin Parkway, from the "TCCD" zoning district to the "Morningstar PAD" zoning district. If approved, the rezoning will allow the construction of a 111 -bed Assisted Living Facility. (Case #Z2015-05) CONSIDERATION of a CONCEPT PLAN for "Morningstar of Fountain Hills", a 111 -bed Assisted Living Facility located on approximately 3.3 acres at 16750-16820 N. Paul Nordin Parkway. (Case #CP2015-04) Applicant: Bart Shea, N -Shea Group, LLC 14555 N. Scottsdale Rd. Ste 240 Scottsdale, AZ 85254 (480) 315-0154 Owner: Park Place Properties, LLC C/O Sam Gambacorta 1221 Cleveland Street Wilmette, III 60091 (847) 251-2348 Property Location: 16750 -16820 N. Paul Nordin Parkway, Fountain Hills, AZ. Plat 208, Block 7, Lots 1, 2 & 3 (APN's #176-25-557, 176-25-558 & 176-25-559) Related Ordinance, Policy or Guiding Principle: 2010 General Plan Chapter 3 — Land Use Map — (Figure 11) 2010 General Plan Chapter 10 — General Plan Amendment Criteria 2010 General Plan Downtown Area Specific Plan Zoning Ordinance Section 2.01 — Amendments or Zone Changes Zoning Ordinance Section 2.04 — Concept Plan Review Zoning Ordinance Chapter 19 — Architectural Review Guidelines Zoning Ordinance Chapter 23 — Planned Area Development (PAD) District Subdivision Ordinance Article 4 — Public Improvement Requirements Subdivision Ordinance Article 5 — Grading Standards Subdivision Ordinance Article 6 — Landscaping Standards Staff Summary (background): SURROUNDING LAND USES AND ZONING: NORTH: Vacant - Plat 208, Block 7, Lot 5 — Zoned TCCD SOUTH: Paul Nordin Pkwy, then Village at Town Center Condominiums — Zoned C-2 EAST: Lexington Hotel — Zoned TCCD WEST: Vacant - Plat 208, Block 2, Lot 1 — Zoned TCCD MINOR GENERAL PLAN AMENDMENTS: As outlined in the 2010 General Plan, a Land Use designation change for a residential density increase affecting 80 acres or less requires a Minor General Plan Amendment. The 2010 General Plan currently designates this property as "Mixed Use" with an additional "Town Center Area Specific Plan" overlay. he two proposed Minor General Plan Amendments will relate only to the three parcels within the proposed Morningstar PAD. The amendments will change the land use designations as follows: Page 2 of 9 Morningstar P&Z Staff Report RESOLUTION 2015-31; Minor Amendment to the Town of Fountain Hill General Plan 2010 — Downtown .ea Specific Plan. This amendment will modify the "South End District's" development criteria to allow an Assisted Living Facility to be a permitted use within the "South End District". The applicant states that an assisted living facility in this location, "would provide an effective transition between the proposed mixed-use commercial/residential uses to the north and adjacent multi -family residential development to the south". Also that the facility, "will be an asset to the neighborhood in this mixed-use area of Fountain Hills." STAFF: As stated in the General Plan 2010 — Downtown Area Specific Plan, "The Downtown Vision Plan /Area Specific Plan has been designed with the aim of developing a flexible and pro -active framework in which the Town can work on its own, or with future developers to create comprehensive design concepts that provide district themes, opportunities for events, environmental sensitivity, safe pedestrian and vehicular circulation, and recommended ordinance amendments". And, as further outlined in the South End District description, "The South End District - Envisioned as a mixed-use downtown residential neighborhood that is complimented with small neighborhood -oriented commercial, second story offices, and specialty shops. This district will contain a "village square" that will provide the downtown with a prominent park". This proposed amendment is not consistent with the stated goals of the Downtown Area Specific Plan in this area of downtown as it lacks a mixed-use character and does not adequately address the "prominent park / village square" element called for in the South End District. RESOLUTION 2015-32; Minor Amendment to the Town of Fountain Hill General Plan 2010 will amend the permitted maximum residential density from a maximum of 12 units per acre to a maximum of 27.25 units per ;re. The applicant states that the proposed density is necessary for the project to be financially successful and that such a density will have minimal impact on the surrounding area due to the low traffic volume generated and quiet nature of the facility. STAFF: Staff agrees that any residential products developed within the downtown area should be allowed a greater density level than other areas of town might reasonably expect. The 12 units/acre maximum density limit outlined in the General Plan does not appear to account for the unique character anticipated for the downtown area. Staff recommends approval of the amendment if it only relates to development within the downtown area. ZONING AMENDMENTS: TEXT AMENDMENT: Ordinance #15-07 amends Section 23.06.(1) of the Zoning Ordinance by changing the requirement that any PAD development proposal contain a minimum of five acres in area. The amendment will reduce the PAD requirement to 3 acres within the Downtown Area only. The five acre requirement will remain in effect for other areas of town. STAFF: Staff believes that this proposal would be an appropriate amendment for the downtown area regardless of the success or failure of the remainder of this current proposal and staff recommends that this amendment be approved. Page 3 of 9 Morningstar P&Z Staff Report PLANNED AREA DEVELOPMENT (PAD): dinance #15-08 amends the Zoning Map by creating the Morningstar PAD district within the downtown area. The district will contain Lots 1, 2 & 3 of Plat 208, Block 7 (approximately 3.3 acres). The property is currently zoned for mixed-use development (TCCD). The Morningstar PAD will allow the construction of one large two-story building with 91 assisted living rooms containing a total of 111 beds. Sixty Three (63) rooms containing seventy six (76) beds will be assisted living rental units. Twenty eight (28) rooms containing thirty five (35) beds will be for memory care residents. The building will be 81,550 square feet in size with a footprint of approximately 45,279 square feet. There will also be two internal courtyards and an internal Atrium area. Building height is proposed to be 31' 3". Building setbacks will remain the same as they are in the current TCCD zoning district. The Morningstar PAD intends to maintain the current TCCD commercial zoning of the site but to develop it with a residential assisted living land use rather than strictly commercial retail or office uses. The proposed PAD regulations will allow for this by allowing the Assisted Living land use as a stand-alone use rather than as a component of a mixed-use development. This amends both the zoning ordinance text and the zoning map. The following amendments to the underlying TCCD zoning district regulations are being requested within the proposed Morningstar PAD zoning district: 1. Rezone approx. 3.3 acres TCCD zoning to Morningstar PAD. 2. Include "Assisted Living Facility" as permitted use rather than a Special Use Permit use. 3. Allow greater than the 50% limit of residential square footage in a mixed-use project. 4. Reduction of required number of dumpsters from 4 to 1. 5. Re -configure parking space size from 9' wide x 19' deep, to 9' wide x 17' deep with a 2' overhang. STAFF: Staff supports waiver items 1, 2 and 3 above as components of the Morningstar PAD if it is approved. Staff does not recommend approval of waiver items 4 and 5. The reasons for this are listed below under the Concept Plan review section of this report. CONCEPT PLAN: All proposed PAD rezoning requests must provide a Plan of Development. The Plan of Development must show all the relevant aspects of the site development including building elevations, landscaping, signage, etc. As this plan is a new project, a Concept Plan may be submitted in place of the Plan of Development for approval by the Planning & Zoning Commission. The Commission may approve, approve with conditions, continue, or deny the Concept Plan application as they deem appropriate. The reasons for the decision must be outlined in the minutes of the meeting. The project has been described by the developer as "Contemporary Southwest" in its architectural design. Colors used are primarily earth -tone beiges, and browns. The building has sandstone and stone veneer accents with some more traditional stucco areas as well. The architectural style is consistent with other existing downtown development. It should be noted that the developer has indicated that they may wish to alter, or eliminate some of the stone fagade areas. As noted previously, the proposed Morningstar Assisted Living Facility will consist of one large two-story building with 91 rooms containing a total of 111 beds. Sixty Three (63) rooms containing seventy six (76) beds will be assisted living rental units. Twenty eight (28) rooms containing thirty five (35) beds will be for memory care residents. The building will be 81,550 square feet in size with a footprint of approximately 45,279 square feet. Building height is proposed to be 31'- 3". Building setbacks will remain the same as they are in the current ,CCD zoning district Page 4 of 9 Morningstar P&Z Staff Report There will also be two internal courtyards and an internal Atrium area. The courtyard areas will contain seating, water features, planters, shade structures, and some areas will be used for outdoor dining. The front entry is :signed with decorative concrete and palm trees lining the drop-off and pick-up area. The preliminary landscaping plan appears to meet the ordinance requirements for low water use plants and additional landscape elements. Final landscape plans will comply with the ordinance requirements. Site parking requirements are 1 space per 4 beds or, 28 spaces. The Morningstar PAD provides 92 parking spaces in total with 4 spaces being ADA compliant and 18 spaces being covered parking. The Morningstar PAD is proposing a waiver of the parking space sizes. PARKING WAIVER REQUEST: The Zoning Ordinance requires standard parking spaces to be 9' wide by 19' deep. The waiver requests that the parking space sizes be reduced to 9' wide by 17' deep with allowance for the additional 2' to overhang into the landscape areas. STAFF. Staff does not recommend this waiver as it is not appropriate or necessary for this proposal. Reduction in parking space sizes will effectively create an entire parking lot of compact vehicle spaces. This will inevitably lead to issues with larger vehicles. Given that there is more than enough room available to provide parking spaces that conform to the minimum size standards staff recommends that this request be denied and removed from the PAD guidelines. DUMPSTER WAIVER REQUEST: The Zoning Ordinance requires 1/3 cubic yard of disposal capacity for each unit. 90 units = 30 cubic yards of required capacity. Standard dumpsters contain 8 cubic yards. Under the provisions of the ordinance this requires 3.75 dumpsters at a minimum. The applicants have requested that this requirement be reduced to one dumpster. STAFF: Staff does not recommend such a waiver. The site has ample room for the placement of additional dumpsters. Staff also wishes to note that the ordinance anticipates that the basic ordinance requirement may be inadequate and specifically states that the Community Development Director may require additional dumpsters when deemed necessary. With this in mind, staff does not recommend this waiver and recommends that this request be denied and removed from the PAD guidelines. Signage is not part of this Concept Plan and will be permitted separately according to the requirements in Chapter 6 of the Zoning Ordinance. Risk Analysis (options or alternatives with implications): Approval of the Minor General Plan Amendment (RES 2015-31) to allow an assisted living facility to be a permitted use in the South End District of the Downtown Area Specific Plan, will allow an Assisted Living facility, as outlined in the PAD proposal, to be developed in the Morningstar PAD zoning district. Denial of this Minor General Plan amendment will necessitate the denial of the entire proposal since the assisted living land use would be effectively prohibited within the Downtown Area Specific Plan South End district overlay. Approval of the Minor General Plan Amendment (RES 2015-32) to allow the maximum residential density to increase from 12 units per acre to 28 per acre, will allow the proposed facility to have the requested 91 rooms with 111 beds. Denial of this Minor General Plan amendment will require that the applicant either revise the appropriate proposal and resubmit, or abandon the proposal. Approval of the Zoning Text Amendment to Section 23.06.(1) (ORD 15-07) will change the minimum PAD lot size requirement from 5 acres to 3 acres within the downtown area and allow the Morningstar PAD to be considered. Denial of the Text Amendment will require that the applicant either revise the proposal to somehow increase the property size to 5 acres and resubmit, or abandon the proposal. k;-,pproval of the Morningstar PAD (ORD 15-08) will rezone the 3.3 acre property from the current TCCD zoning district designation and allow development in accordance with the adopted Morningstar PAD district guidelines. Page 5 of 9 Morningstar P&Z Staff Report Approval of the Morningstar PAD will rezone the 3.3 acre property and adopt the Morningstar PAD district ^uidelines. Approval of this rezoning is however contingent upon both Minor General Plan Amendments, as 311 as the Zoning Text Amendment being approved. If any one of these amendments are denied, the Morningstar PAD must also be denied. Denial of the Morningstar PAD will require that the applicant either revise the proposal as appropriate and resubmit, or abandon the proposal. Approval of the Concept Plan will allow the applicant to design construction drawings and proceed to the Site development and Building Permit processes if/when Town Council approves the remainder of the applications for this proposal as listed above. Denial of the Concept Plan by the Planning & Zoning Commission will require that the applicant either revise the proposal as appropriate and resubmit, appeal the denial to the Town Council, or abandon the proposal. Fiscal Impact (initial and ongoing costs; budget status): The applicants estimate that the project will provide approximately $1,400,000 in near-term development and construction related taxes and fees. Also, the project will provide recurring tax revenues and, 70 full-time and part-time permanent jobs will be created. The Fire Department estimates that they will respond to approximately 40 calls per month for a facility of this nature. Staff Recommendation(s): RES 2015-31 — MINOR GENERAL PLAN AMENDMENT: Staff recommends that the Planning & Zoning Commission forward a recommendation to the Town Council to DENY the Downtown Area Specific Plan Amendment which would allow an Assisted Living Facility to be a permitted use within the "South End District'. ES 2015-32— MINOR GENERAL PLAN AMENDMENT: Staff recommends that the Planning & Zoning Commission forward a recommendation to the Town Council to APPROVE the Minor General Plan Amendment which would allow a maximum residential density increase from 12 dwelling units per acre to 28 dwelling units per acre within the Town Center area. ORD 15-07 — ZONING TEXT AMENDMENT: Staff recommends that the Planning & Zoning Commission forward a recommendation to the Town Council to APPROVE the proposed amendment to Zoning Section 23.06.(1) to allow for a 3 acre PAD within the Downtown Area Specific Plan as presented. ORD 15-08 — MORNINGSTAR PAD REZONING: Staff recommends that the Planning & Zoning Commission forward a recommendation to the Town Council to APPROVE the proposed Morningstar PAD subject to the Minor General Plan Amendments being approved as well as the PAD guidelines being amended per the staff recommendations. CP 2015-04 — CONCEPT PLAN: Staff recommends that IF the Planning & Zoning Commission approves the Concept Plan, the approval should be subject to the following stipulations: 1. 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 and irrigation plans shall include landscape areas within the Paul Nordin Pkwy and Verde River Drive public rights -of -ways along the project frontage. All such ® landscaping shall be maintained by Morningstar. 2. The applicant shall submit Site Improvement Plans. All utilities and drainage features must be Page 6 of 9 Morningstar P&Z Staff Report installed and functional as shown on the improvement plans and approved by the Town Engineer prior to the issuance of any building permit. 3. 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. 4. 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 an occupancy permit. This shall include, but is not limited to re -grading, re - vegetating, and re -constructing moved or damaged structures or similar improvements. 5. 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 of Fountain Hills prior to the issuance of an occupancy permit. 6. 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 a Certificate of Occupancy. 7. Morningstar is licensed by the State of Arizona Department of Health. 8. Morningstar is registered with, and administratively approved by the Zoning Administrator or designee, as to compliance with the standards of the Fountain Hills Zoning Ordinance. 9. Town Council approving the Minor General Plan Amendment to allow an Assisted Living Facility in the South End District. 10. Town Council approving the Minor General Plan Amendment to allow a residential density increase from 12 units per acre to 28 units per acre. 11. Town Council approving the Zoning Text Amendment reducing the downtown PAD lot area requirement to 3 acres. 12. Town Council approving the Morningstar PAD rezoning and project compliance with the provisions of the Morningstar PAD district guidelines.. 13. Compliance with the Fountain Hills Sanitary District requirements outlined in their memo of May 14, 2015. 14. Compliance with the Town Engineer's requirements outlined in his memo of June 1, 2015. SUGGESTED MOTIONS: Move to forward a recommendation to the Town Council to ( APPROVE / DENY ) Resolution 2015-31, the DOWNTOWN AREA SPECIFIC PLAN AMENDMENT to allow an Assisted Living Facility to be a permitted use within the "South End District" as presented and subject to the stipulations outlined in the staff report. Move to forward a recommendation to the Town Council to APPROVE Resolution 2015-32, the MINOR GENERAL PLAN AMENDMENT to allow a maximum residential density increase from 12 dwelling units per sre to 28 dwelling units per acre within the Town Center area as presented and subject to the stipulations Jutlined in the staff report. Page 7 of 9 Morningstar P&Z Staff Report Move to forward a recommendation to APPROVE Ordinance #15-07, an amendment to Zoning Section 93.06.(1) to allow for a 3 acre PAD within the Downtown Area Specific Plan as presented. Move to forward a recommendation to ( APPROVE / DENY ) Ordinance #15-08, the "MORNINGSTAR PAD" subject to the Minor General Plan Amendments being approved as well as the PAD guidelines being amended per the staff recommendations. Move to APPROVE the CONCEPT PLAN of Development for "Morningstar" as presented and subject to the stipulations outlined in the staff report. Attachment(s): 1. Vicinity Map 2. Application 3. Morningstar Narrative Booklet 4. Morningstar PAD District Guidelines 5. Morningstar Concept Plan of Development (23 pgs) 6. 2010 General Plan Land Use Map — Downtown District Map 7. Draft Ordinance #15-07 8. Draft Ordinance #15-08 9. Draft Resolution #2015-31 10. Draft Resolution #2015-32 11. 5/14/2015 Fountain Hills Sanitary District Memo 12. 6/1/2015 Town Engineer Memo 13. Misc. Correspondence Submitted by: l�o6ert lodgers 6/3/2015 Robert Rodgers, Senior Planner Date Approved by: 6/3/2015 P2(ul Mood; Develgbment Services Director Date Page 8 of 9 Morningstar P&Z Staff Report Vicinity Map Page 9 of 9 ' 02/15/2012 23:40 84725114^=q May. 12. 2015 12:22PNI SAM GA1,I13ACORTA PAGE 01/02 No. 3555 P. 2 DO Not write in this space —official use only Filing Date 5/411,W 15 Accepted By boas&� Fee Accepted -A5' X09 • ©o Case Manager -6k L12f . t The Town of Fountain Hills L' +� of tFa t7 PLANNING & ZONING DEPARTMENT - APPLICATION Abandonment (Plat or Condominium) Appeal of Administrator's Interpretation Area SpedFlc Plan & Amendments ti' concept Plan Condominium Plat Cut/Fill Waiver Development Agreement HPE Change or Abandonment x General Plan Amendment (M L—m) -k-- Ordinance (Tent Amendment) Planned Unit Development Preliminary/ Final Plat Replat (Lot joins, lot splits, lot line adjustments) ✓ Rezoning (Mapxfeo) Special Use Permit & Amendments Site Plan Review (vehicles sales) Temporary Use Permit (Median Fee, if applicable) Variance Other PROTECT NAME I NATURE OF PROJECT... mVrruclou WI un IyurrrcuII I mia-nu nomatou L. iviny r auury LEGAL DESCRIPTION: Plat Name Plat No. 208 Block 7 Lot 1, 2 & 3 PROPERTY AodRF-SS: 16750,16800,16820 E Paul Nordin Pkwy, Fountain HiNs, AZ 85268 PARCEL SIZE (ACreS)3.34 Acres ASSESSOR PARCEL NUMBER 176-26-551.658 & 559 NUMBER OF UNITS PROPOSED 91 Units TRACTS WSTING ZONING TCCA PROPOSED ZONING PAD Applicant Mrs. Mr. Ms. OWner Mrs. Mr. Ms. "hea Group, LLC * J Y" day Phone 480-315.0154 AddreSg• 14555 N. Scottsdale Rd., Suite 240 may: Scottsdale State: AZ Zip: 85264 Email: Bart Shea - shea rr rcd41c.corn Park Place Properties, LLC CIO Sam Gambacorta Ai ` 1 i ` Day Phone 847-251.2348 Address: 1221 Cleveland St cit,: Wilmette state: IL Z1p; 60091 Ifappllcad en Is Geing submitted Bysomeona atlier than the owner of the property under cons/derailon, the sEaon below #be eomplelgd. ( ' SIGNATURE OF OWNER L- J&'"" `^ HATE 5112115 I HEREBY AUTHORIZE N -Shea Gr up, L C TO FILE THIS APPLICATION. Please PrSnt sworn before me this 1-2- day of 114kx i 20--� 5 My Commission Expires /O ? moi Notary Pudllc App6ca>ion -R�uea io zt707 OFFICIAL SEAL Case File Number Pags 2 of 6 OAVID VIEGNEA Z 2015 - Oq o`0 / 9-6 5 4 P" Notary Pumc - state of niinois My COmrm611on Expires Oct 7, 2017 1� WIMWINIP y/ Morningstar of Fountain Hills Located at the NEC of Paul Nordin Parkway and North Verde River Drive A Planned Area Development (PAD) request for a proposed Assisted Living & Memory Care Facility Applicant N -Shea Group, LLC 14555 N Scottsdale Rd., Suite 240 Scottsdale, AZ 85254 PAD Application: 211 Submittal Morningstar of Fountain Hills 2nd Submittal May 21, 2015 1 dT_ -0i N -Shea Group, LLC 14555 N. Scottsdale Rd., Suite 240 Scottsdale, AZ 85254 (480) 315-0154 - Phone (480) 315-9091- Fax DEVELOPMENT TEAM Developer N -Shea Group LLC 14555 N. Scottsdale Rd., Suite 240 Scottsdale, AZ 85254 (480) 315-0154 - Phone (480) 315-9091 - Fax Architect Landmark Design Architects 14555 N. Scottsdale Rd., Suite 240 Scottsdale, AZ 85254 (480) 719-9003- Phone (480) 315-9091—Fax Landscape Architect Campbell Collaborative 111 E. Dunlap Avenue Ste. 1-278 Phoenix, AZ 85020 (602) 266-1644 - Phone Civil DNA, Inc. 340 E. Willetta 5t. Phoenix, AZ 85004 (602) 271-9911 - Phone (602) 271-9985- Fax Attorney DKL Law PLLC 3200 North Central Avenue Suite 1200 Phoenix, Arizona 85012 (480) 500-1360 - Phone (602) 500-7341- Fax 2 Introduction Page 1. Applicant Background 4 I. Project Summary - MorningStar of Fountain Hills 5 3. Operations Mmrning5tarSenior Living 8 A. Proposed Planned Area Development 10 B. Development Plan 1. Proposed Name ofDevelopment 11 2. Applicant Information 11 3. Legal Description 11 4. Location Map 12 S. Site Conditions l] 6. Proposed Land Use Areas 15 7. Parking Plan 8'Circulation Patterns lO 8. Signage 19 9. Lighting 20 C. Development Schedule 20 D. Economic Impact pnTown mfFountain Hills 20 Appendix 22 91 INTRODUCTION 1. Applicant Background. InThe N -Shea Group (NSG) is a privately -held real estate investment, development and management company based in Arizona. We specialize in development, management and acquisition/disposition of commercial, multi- family and senior housing facilities. The company has successfully transacted and developed over $1 Billion in asset value and managed over 16,000 units of Senior and Multi -family housing. The Principals have 75 years in combined experience of developing Retirement, Assisted Living, Memory Care, and Multi -family Properties. The members of the organization have been recognized for developing many landmark communities throughout the southwest. By combining their decades of leadership in development, construction, and management, the firm leverages the strength of our principals to maximize asset potential and above average returns on investment. NSG's leadership team is not only well-respected and tenured, but also committed to elevating quality and productivity throughout the senior and multi -family housing industry. Whether it's our ability to build faster and less expensively than the competition because of our experience subcontracting for large, multi -phase production projects and managing high-volume trades; or our proven capacity for training management talent that builds and maintains resident loyalty, NSG brings incomparable credentials. Partial List of Completed Developments 4 2. Project Summary — MorningStar of Fountain Hills MorningStar of Fountain Hills is planned as a new class -A, institutional Assisted Living and Memory Care community strategically located in Fountain Hills, Arizona to provide a high- quality senior living option to the established, growing, and underserved areas of Fountain Hills, Scottsdale, Tempe, Mesa, and the North and Eastern areas of Phoenix. The project will be developed (along with NSG) and managed by MorningStar Senior Living ("MorningStar"), a highly experienced and successful owner, operator and developer of similar communities. The two-story, wood -construction community will be comprised of approximately 81,550 gross square feet in 91 total units of which 63 will be Assisted Living ("AL") rental units (76 licensed beds) and 28 will be Memory Care - rental units (35 licensed beds) designed specifically for residents needing special care for Alzheimer's and other memory impairments ("Memory Care" or "MC"). The Community will include state-of-the-art design and significant amenity space and will be well positioned from a location and pricing perspective to meet the substantial demand for senior housing and care in the area. Services & Amenities Assisted Living services are intended for seniors who need assistance with the activities of daily living, including eating, bathing, dressing and medication management, but do not require 24- hour care. Working closely with residents, their family members and physicians, MorningStar staff members create individualized personalized care plans intended to meet each resident's specific needs and preferences. MorningStar offers communities that wow the senses, lifestyles fitted to senior needs, and a holistic attitude of genuine care. Residents enjoy amenities like salons, spa baths, theaters and libraries as well as meals, social activities, housekeeping and other services. Memory Care will be provided in a secure homelike environment by impassioned staff members who are specifically trained to understand and meet the unique needs of residents suffering from Alzheimer's and other dementia -related diseases. Both Assisted Living and Memory Care residents may select private or companion suites from a variety of floorplans and may select from a menu of services including meals, housekeeping, transportation and others. The MorningStar resident units are not like a typical dwelling unit found in a senior apartment building. Since all meals are served restaurant style in the common dining room, the units are designed as bedroom suites without cooking facilities. The f commercial kitchen which serves the community is centrally located. 5 In addition to the common dining area, the building offers residents a variety of common living spaces that complement the residents' individual bedroom suites. These common living spaces, such as a parlor, library, bistro, theater and other activity areas, create the very comfortable, residential setting for which Morningstar Senior Living communities are known. MorningStar of Fountain Hills will employ approximately 70 full- '"`' ` time and part-time staff, but the maximum number of staff on site at any one time will be approximately 25, which occurs between the hours of 10:00 a.m. and 3:00 p.m. when meal service and a number of activities are being offered. The exterior amenities provided at MorningStar of Fountain Hills will include: • Large community porches for year-round use • Secured courtyard and walking path for Memory Care residents • Grand lobby entrance and lounge area • Bistro, as well as full dining room facility • High quality exterior building elements • Beautiful professionally -maintained landscaping • On -grade parking for immediate use of visitors and staff The interior amenities of the building will include common spaces and finish details such as: • Elegant sitting rooms • A private dining room for family gatherings and celebrations • Several specially -designed activity/programming areas • Large community activities room • Massage parlor • Fitness and wellness center with physical therapy room : Barber and beauty salon • Convenience shop Theater/chapel Unit amenities will include the following: • 9' Ceilings • • Large windows allowing significant natural lighting • Sink and Full -Size Refrigerator R • Interior spaces finished by high-caliber interior design firrn specializing exclusively in senior living • Cable and internet wiring for each unit • Individually controlled air conditioning/heating • 24-hour emergency response system will utilize a state-of-the-art resident call system that allows residents to alert staff that help is needed 24 hours a day from any location on the premises. • Large roll -in shower with seat Services: • Individualized direct care based on each resident's assessed needs • Full-time wellness and activities directors providing social, cultural and educational programs • Scheduled transportation • Nursing coverage by RNs and/or LPNs seven days/week • 24-hour caregiver staff • Basic cable TV and utilities • Weekly housekeeping, laundry and flat linen service • Reception and message service • Three daily meals and snacks • Reminders for meals and activities • Maintenance staff to ensure the building and grounds are attractive, clean and safe The following optional services will be made available for a nominal charge: • Concierge service • Personal transportation • Massage therapy • Short-term respite care • Barber and beauty salon service • Guest meals 7 3. Operations — MorningStar Senior Living This community will be MorningStar's 15th ground -up community and the 33rd new community opening for MorningStar. The principals of MorningStar have decades of combined experience in real estate investment, development, finance, construction, and operations. Additionally, the MorningStar principals have designed, developed, financed or operated senior housing projects similar to MSFH comprising several billion dollars in value. Relevant Experience for MorningStar Senior Living • MorningStar of Littleton: 85 -unit Assisted Living community with secured Memory Care. Ground -up development sourced, designed, constructed (with development partner), opened and operated by MorningStar. Leased to 100% in 11 months using approximately half of budgeted operating reserves. Sold to institutional buyer in 2009 resulting in an IRR to invested equity exceeding 30%. Sold again in 2012 to institutional buyer at approximately 7% cap rate and industry-leading price per unit. Currently operated by MorningStar and consistently maintains 90%+ occupancy and achieves operating margins in excess of 40%. • MorningStar at Applewood: 107 -unit Assisted Living and Memory Care community in Lakewood, Colorado. Ground -up development sourced, designed, constructed (with development partner), opened and operated by MorningStar. Opened in August 2008 and consistently maintained operating margins exceeding 40% prior to sale to an institutional investor in 2013 for a record-breaking price for the Denver metro market reflecting nearly $500,000 per unit and a 6% cap rate. • MorningStar of Parker: 64 -unit Assisted Living community with secured Memory Care. Opened September 2012, it has maintained 95%+ occupancy and operating margins exceeding 40% since stabilizing nine months after opening. Ground -up development sourced, designed, constructed (with development partner), opened and operated by MorningStar. • MorningStar at Mountain Shadows: 64 -unit Assisted Living and Memory Care community in Colorado Springs, Colorado. Ground -up development sourced, designed, constructed (with development partner), opened and operated by MorningStar. Opened in September 2013, the community is 80% leased/occupied as of January 2015. • MorningStar at Jordan: 84 -unit Assisted Living and Memory Care community in Centennial, Colorado. Ground -up development sourced, designed, constructed (with development partner), opened and operated by MorningStar. Opened in August 2014, the community is 60% leased/occupied as of May 2015. 9 e Morningstar at Bear Creek: 48 -unit Memory Care community in Colorado Springs, Colorado. Ground -up development sourced, designed, constructed (with development partner), opened and operated by MorningStar. Opened in September 2014, the community is 50% leased/occupied as of May 2015. • MorningStar at Arrowhead: 85 -unit Assisted Living and Memory Care community in Glendale, Arizona. Ground -up development sourced, designed and developed by MorningStar (with development partner). Under construction as of May 2015 with a planned opening of August 2015. • MorningStar of Boulder: 94 -unit Assisted Living and Memory Care community in Boulder, Colorado. Ground -up development sourced, designed and developed by MorningStar (with development partner). Under construction as of May 2015 with a planned opening of August 2015. • MorningStar of Fort Collins: 79 -unit Assisted Living and Memory Care community in Fort Collins, Colorado. Ground -up development sourced, designed and developed by MorningStar (with development partner). Under construction as of May 2015 with a planned opening of October 2015. o MorningStar of Wheat Ridge: 64 -unit Assisted Living and Memory Care community in Wheat Ridge, Colorado. Ground -up development sourced, designed and developed by MorningStar (with development partner). Under construction as of May 2015 with a planned opening of December 2015. ® MorningStar of Albuquerque: 69 -unit Assisted Living and Memory Care community in Albuquerque, New Mexico. Ground -up development sourced, designed and developed by MorningStar (with development partner). Under construction as of May 2015 with a planned opening of December 2015. MorningStar Community Photos: • A. PROPOSED PLANNED AREA DEVELOPMENT The proposed Planned Area Development (PAD) (or "MoringStar PAD") zoning district is located on 145,490 square feet (3.34 acres) and is established to (i) create a modified set of regulations based upon existing TCCD zoning and (ii) approve certain uses that would otherwise require a special use permit under TCCD, including the following: 1) A Special Use Permit for an "Assisted Care Facility" is hereby requested. The site plan for the Morningstar community proposed for the subject site has been designed to carefully locate the two-story building. The building will have a maximum of 91 units of which — 63 will be Assisted Living rental units (76 licensed beds) and 28 will be Memory Care rental units (35 licensed beds) designed specifically for residents needing special care for Alzheimer's and other memory impairments. Some units are designed to accommodate shared occupancy (both related and unrelated parties) for a total of 111 licensed Assisted Living and Memory Care beds. 2) Minor General Plan Amendment to allow an Assisted Living facility in the South End District of the Town Center Area Specific Plan under the 2010 General Plan. 3) Minor General Plan Amendment to allow the density increase from 12 (Multi -Family High Density)/acre to the Morningstar density of 27.25/acre 4) Parking stall depth to be 17 feet deep with a 2 foot overhang. 5) Ordinance states that each building is to have two (2) loading zones per Zon. Ord. 7.04.H.5 — Request for no loading zone at this building based on its use. 6) Reduction of required number of dumpsters from 3 to I. 10 • F�Jvff J] i»_1ki. 1. Proposed Name of Development: MorningStar of Fountain Hills 16750-16820 East Paul Nordin Parkway Fountain Hills, Arizona 85268 2. Applicant Information: N -Shea Group, LLC 14555 North Scottsdale Road, Suite 240 Scottsdale, Arizona 85266 PH: 480.315.0154 * The property is currently owned by Park Place Properties, LLC. The N -Shea Group, LLC currently controls the property through an active/executed Purchase and Sale Agreement. 3. Legal Description: LOTS 1, 2, AND 3, OF A FINAL REPLAT OF BLOCK 7, PLAT NO. 208, FOUNTAIN HILLS, ARIZONA BOOK 144 OF MAPS, PAGE 4, ACCORDING TO THE PLAT OF RECORD IN THE OFFICE OF THE COUNTY RECORDER OF MARICOPA COUNTY, ARIZONA, RECORDED IN BOOK 615 OF MAPS, PAGE 49. EXCEPT ALL MINERALS AS RESERVED UNTO THE UNITED STATES OF AMERICA IN PATENT OF SAID LAND RECORDED FEBRUARY 28, 1956 AS DOCKET 1839, PAGE 426, RECORDS OF MARICOPA COUNTY, ARIZONA; EXCEPT ALL OIL, GASES AND OTHER HYDROCARBON SUBSTANCES, COAL, STONE, METALS, MINERALS, FOSSILS AND FERTILIZERS OF EVERY NAME AND DESCRIPTION, TOGETHER WITH ALL URANIUM, THORIUM, OR ANY OTHER MATERIAL WHICH IS OR MAY BE DETERMINED TO BE PECULIARLY ESSENTIAL TO THE PRODUCTION OF FISSIONABLE MATERIALS, WHETHER OR NOT OF COMMERCIAL VALUE; EXCEPT ALL UNDERGROUND WATER, IN, UNDER OR FLOWING THROUGH SAID LAND AND WATER RIGHTS APPURTENANT THERETO. 11 4. Generalized location Map: 0MCE COMP =x -NTER Ay p�-•�,,,� ` 27 �� 'os POST ;ANG Uf 4 2A 7 of OFFICE (WN }}; _��� z1 "%++t0�l9PS�e zu,s t� STATES ENT COMMUNITY PLAT 1208�DT � 5 IU LIBRARY BLOCK 2 r� A208, BBL.( OWNER: TOWN 13.51 ACun t IR„q"W E:4'75 " to %(toT y pal 'r'''0f ?Dy, F Cd ���- —'~� FIR £` �`\ 1E VI LL W N E TE R� PRIVERO DESERT SACE IfASE a CONDOS ON S FOUNTAIN VC i QPfJ EN El 1�QRD CONDOS PRPA-1 r! EL C 2 RAE CEI �A A�'' 12 6 4W B ua 2 F )CK 7our�rn� 63.5 AC LCT 4 ni THE PL' OU NT y CONDOS r �FOUNFAIN 1:151 LOT ° 1_ CONDOS 4. Generalized Location Map — Continued: \4 SITE Vehicular Circulation Character .ytk fir, Bou(®v'ard 4 ---- Avenue - Avenue of the Fountains N4etghborhbod Collector 4.--------4 on -Street Parking L5. Site Conditions "MorningStar of Fountain Hills" is planned as an Assisted Living ("AL") and Memory Care ("MU) facility consisting of a maximum of 91 units with some units offering shared occupancy for a total of 111 licensed Assisted Living and Memory Care beds. American Seniors Housing Association and The National Investment Center for Seniors Housing defines an "Assisted Care Facility" as a State regulated rental property where supportive care is provided by trained employees to residents who are unable to live independently and require assistance with activities of daily living (ADL). MorningStar of Fountain Hills will offer central dining, access to meals, housekeeping, linen service and transportation. Additional (ADLs) will include management of medication, bathing, dressing, toileting, ambulating and eating services. "MorningStar of Fountain Hills" will act as an effective transition project between higher -impact retail, commercial and high-density residential areas to the north and east and lower -impact residential uses to the south. While the assisted living use is commercial in nature due to its operations and scale, the extremely low traffic impact, noise and activity surrounding the building and operation, along with the heavily landscaped grounds, high-quality exterior materials and relatively low parking requirements create an effective buffer to transition (or "step down") from higher -impact uses (which, based upon traffic, noise, activity volume and light impact are not a desirable neighbor for lower -density residential) to lower -impact residential. 13 The general character of the area is an area in transition with a mix of commercial and residential uses. * North/ The property to the north, is zoned TCCD, and allows commercial and residential uses. |famixed-use project, theresidentia|useis|essthanSO%. • East: The property tothe east, iazoned T[CC\and contains the Lexington Hotel & Suites. * South - The property across Paul Nordin Parkway tmthe south, is zoned C-3, and contains w West: The property to the west, is zoned TCCD, and allows commercial and residential a. Topographic Contours IN AVENLE OF THE F(XJhrrAM IT LOTS 14 PW PAM SUME4 PAULNORDINPPMAY 14 b. There are no known Saguaro cacti or other significant vegetation on the site. c. There are no known intermittent streams and water ponding areas. d. The site is a previously graded pad. The site sheet drains west to east. e. Location of all retaining walls, which are no greater than 6' in height, are shown on the civil construction plans and architectural site plan. f. There are no known natural features. g. There are no known hillside disturbances and Hillside Protection Easements (H.P.E.) h. There are no known existing agreements. All previous agreements have been abandoned or terminated. 6. Proposed Land Use Areas a. Proposed unit type, total land area and maximum density are shown on the architectural site plan and architectural floor plan —1St and 2nd level. b. Proposed uses, total land area and maximum lot coverage are as follows: Site Information Address: 16750, 16800, 16820 E. Paul Nordin Pkwy, Fountain Hills, APN: Gross Lot Area: Project Data: Current Zoning: Proposed Zoning: Lot Size: Lot Coverage Allowed Actual Usage: Assisted Living: Memory Care: Common Area: Total Roof Area: Excess: n AZ 85268 176-25-557, 176-25-558, 176-25-559 145,490 Sq. Ft. TCCD The MorningStar PAD 145,490 SF (3.34 AC) 100% 145,490 Sq. Ft. (Under TCCD Zoning) 45,102 Sq. Ft. 17,335 Sq. Ft. 19,113 Sq. Ft 81,550 Sq. Ft. 63,940 Sq. Ft. 15 L+ � c. Public streetscape and public open space are in place and already exist. d. Building heights, lot area and setbacks are shown on architectural site plan according to the following: e. Building elevations and architectural renderings showing architectural theme colors and type of exterior building materials for each structure in the PAD are shown on the Exterior Elevations and Colored Exterior Elevations, along with the following narrative: Architectural Theme el" ISS - n. The proposed architectural style is "Contemporary Southwest" residential with flat concrete tile covered pitched roofs in variegated colors. The stucco buildings are proposed to utilize southwest color variations of muted earth tones. Colors will be used to accent building projections and recesses to add visual interest. Exterior applied moldings, window recesses and roof overhangs enliven the facades through the interplay of light and shadow. The overall design of the project with its rhythm of projecting and receding building masses further contributes to the architectural interest of the proposed facility. 16 Building Setbacks District Lot Area Bldg. Front West East Rear Lot (Sq. Ft.) Height Side Side Coverage MorningStar 145,490 32' 63' 94' 86' 10' 81,550 PAD Sq. Ft. e. Building elevations and architectural renderings showing architectural theme colors and type of exterior building materials for each structure in the PAD are shown on the Exterior Elevations and Colored Exterior Elevations, along with the following narrative: Architectural Theme el" ISS - n. The proposed architectural style is "Contemporary Southwest" residential with flat concrete tile covered pitched roofs in variegated colors. The stucco buildings are proposed to utilize southwest color variations of muted earth tones. Colors will be used to accent building projections and recesses to add visual interest. Exterior applied moldings, window recesses and roof overhangs enliven the facades through the interplay of light and shadow. The overall design of the project with its rhythm of projecting and receding building masses further contributes to the architectural interest of the proposed facility. 16 Color Palette for Builders The colors and materials proposed for this project were designed to be compatible with the desert tones and Mediterranean elements used in the adjacent developments. The predominant material for both buildings will be stucco. The stucco colors for the Building are cream color with contrasting accent mix of light and dark beige tones, with the tile roof using similar earthen tones. f. A graphic representation of the proposed landscaping treatment, plant materials, fences, walls and other site plan and open space improvements are shown on the Landscape Plans, along with the following narrative: Landscape Theme The entire grounds of the facility will be paved or landscaped. The landscape plant palette includes native desert species in combination with flowering accent trees and shrubs. Well shaded and landscaped outdoor seating areas are located along the walks and within the courts of buildings. The resident outdoor amenity areas may include umbrellas, trellises, benches, tables and chairs. The interior courts may also include planter boxes for residents to plant vegetables or cut flowers. The landscape design includes a combination c.m.u. and wrought iron fencing along the public rights -of -ways and xeriscape landscaping utilizing indigenous plant material. The landscape areas between the property line and back of the existing walk includes existing landscaping. A series of detention areas are planned for the site, sheet flows from the west are designed to be carried north and south around the building via a drainage swale in the parking driveways. Flows will then be directed to two additional basins located along the Paul Nordin Parkway frontage. On-site drainage will be directed toward surface driveways around the building and collected along the east property parking area. Minimal low -impact lighting will be utilized along paths of travel, which connects walkways from the site to street frontages as well as to adjoining property to the north. The walkways will be tree -lined and shaded in accordance with Town standards. g. There are no known proposed arterial, collector or local streets. h. There are no known lands proposed to be dedicated for public purpose. 17 0 L Master water, sewer and drainage plans are shown on the civil construction plans, along with the following narrative: Utilities Extension of existing utilities from existing right-of-ways will be developed with site improvements and placed underground. Water service will be provided by EPCOR Water Arizona, Inc. and wastewater service will be provided by the Fountain Hills Sanitary District. Existing stub -outs are in place for each parcel. Drainage The property will be responsible to provide on-site detention for runoff from a 100 - year 2 -hour storm event through the use of detention basins will then bleed water to existing roadway catch basins. j. Traffic impact statement is provided within the appendix under exhibit A. 7. Parking Plan and Circulation Patterns The location, numbers of spaces, dimensions, circulation patterns and surface materials for all off-street parking and loading areas, driveways, access way and pedestrian walkways are shown on the Architectural Site Plan, along with the below narrative. Traffic and Circulation An assisted care facility is an extremely low traffic generator and requires limited parking. Therefore, an Assisted Living facility has significantly less traffic impact on surrounding areas than most other commercial and multi -family residential uses. The facility's primary driveway shall have one (1) two-way driveway with a maximum width of twenty eight (28) feet located on Paul Nordin Parkway and will be configured to provide a smooth entry transition relative to adjacent parking spaces. A secondary drive is located at the northwest corner of the property on Verde River Drive. Drop-off, delivery and turnaround areas are located on the south side of the facility under the porte-cochere. The facility will generate low trip counts and will have low peak hour impact along each street corridor. 18 MW Parking Parking is provided around the perimeter of the property with 18 covered spaces and 70 surface spaces, with 4 handicapped spaces for a total of 92 spaces. The parking is screened from the public rights-of-way by a three (3) foot low screen walls and landscaping. Required parking shall be defined by the planned land use categories. See Section 7.04 of the Town Zoning Ordinance. MorningStar has provided a minimum of .83 spaces per bed whereas the code requires 0.25 spaces per bed. 8. Signage The location, dimensions, height, area, materials and lighting of signage are shown below, along with the below narrative. Monument signage shall comply with the proposed monument sign exhibit below. Signage area shall not exceed Town standards and will include a descriptive phrase to identify the functions of the facility. The design and colors of the sign base will use similar materials as the main buildings. All signage will be submitted for review and shall comply with the Town's standards. MORNING STAR c FOUNTAIN HILLS MONUMENT SIGN 'A' 6" high Corten Steel Letters pan channel letters mounted to sand stucco finish wall Smooth CUM block cap and band Split finish CMU block columns and base Fountain Hills Logo Smooth CUM block cap and band TYPICAL MONUMENT SIGN SCALE 1/4"=1'--0" 0 4 8 16 19 9. Lighting The location, height and type of outdoor lighting are shown on the Electrical Plans. Exterior site s . lighting shall conform to the illumination results shown on the Electrical Plans. At no time shall the amount of light leaving the property be greater than zero lumen. On-site exterior lighting shall also conform to the Fountain Hills Dark Sky Ordinance. C. DEVELOPMENT SCHEDULE The project will be developed in one phase. Upon PAD approval from Town Council and immediately after the issuance of building permits, Morningstar of Fountain Hills shall commence construction in the summer of 2015 and open the facility in the summer of 2016. D. ECONOMIC IMPACT ON THE TOWN OF FOUNTAIN HILLS The proposed senior Assisted Living community is a very low intensity use with considerably less impact than alternative commercial uses that would be allowed on the site under its current TCCD zoning. The community for seniors will be an ideal neighbor to surrounding residential and mixed use commercial/residential with minimal traffic generation and site activity. Specifically, the project is expected to generate less than one car every five minutes during peak traffic hour, as supported by the traffic impact statement attached as Exhibit A. Since very few Assisted Living residents continue to own and drive cars, the traffic generated by the project is limited primarily to employees and visitors. In addition, employee shift changes occur at "off-peak" times, which further mitigates traffic impacts to the surrounding area. While MorningStar of Fountain Hills will generate exceptionally low impacts to the surrounding area and the Town as a result of its low traffic generation, minimal reliance on schools, police, fire and other infrastructure, will create a meaningful economic engine that will benefit the Town of Fountain Hills both immediately and through recurring tax revenue and long-term employment. MorningStar of Fountain Hills will create over 70 brand new full-time and part-time direct permanent jobs resulting in an annual payroll exceeding $1,700,000 before considering benefits, payroll taxes and other employment costs. Notably, consistent with MorningStar's foundational principle of "Investing Generously in Our Employees' Ability to Serve," full health benefits will be available to all employees working a minimum of only 24 hours per week, the cost of which will be paid 75% by MorningStar. In addition to long-term direct job creation and the resulting economic impacts, the construction of the project is expected to generate over 100 direct construction jobs with total construction wages exceeding $5,000,000. Further, near-term taxes and fees resulting from the development and construction process are expected to exceed $1,400,000. 20 1W Perhaps most importantly, Morningstar of Fountain Hills will provide the Town with another housing choice for seniors whose needs for assistance with activities of daily living have increased, yet who want to remain in the community. We believe the MorningStar of Fountain Hills Assisted Living Community will be an asset to the neighborhood in this mixed-use area of Fountain Hills. 21 U003 PAD Plan of Development Sheet and/or Exhibit Architectural Plans Cover Sheet and Project Information CVR Architectural Site Plan ASP Exterior Building Elevations EBE Architectural Floor Plan —1St Level FP1 Architectural Floor Plan — 2,d Level FP2 Civil Construction Plans Cover Sheet C1 General Notes and Details C2 Details and Sections C3 Site Grading Plan C4 Water and Sewer Plan C5 Utility Notes and Details C6 Landscape/Signage Plans Overall Landscape Plan 1.1.0 West Half Landscape Plan L1.1 East Half Landscape Plan L1.2 West Half Hardscape Plan L2.0 East Half Hardscape Plan L2.1 Overall Irrigation Plan 1-3.0 West Half Irrigation Plan L3.1 East Irrigation Plan 1-3.2 Landscape and Irrigation Details L4.0 Electrical Electrical Site Lighting Plan E1.1 Electrical Site Photometric Plan E1.2 Electrical Outdoor Lighting Cut Sheets E1.3 Colored Exterior Elevations CEE Traffic Impact Statement Exhibit A f►a LI ON o� U�$ ih Y —: o$ Vii? 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It [ < M NO J-11 keL C', U, Fr 2 It Jol C: U)Di ,.. 4 `-4 :3 0 oL, z Fr It Jol 4, It Jol 4, E t'' +3frf I!H r'a — c rv�innusawnu:n __ —CEE � Kim(ey»>Horn May 12, 2015 Mr. Wade K Felkins Landmark Design Architects 14555 N. Scottsdale Road, Suite 240 Scottsdale, AZ 85254 RE: NEC Paul Nordin Parkway and Verde River Drive — Traffic Impact Statement Fountain Hills, Arizona Dear Mr. Felkins: The purpose of this letter is to address the site specific issues for the proposed assisted living development located on the northeast corner of the intersection of Paul Nordin Parkway and Verde River Drive in Fountain Hills, Arizona. This letter outlines our findings regarding the traffic generation of the proposed 91 unit, 111 beds, assisted living development. The development is proposed to consist of assisted living uses on approximately 3.34 acres. The assisted living uses will consists of 91 dwelling units with 111 beds. The site is currently vacant. Access to the proposed development will be provided by two driveways. One driveway will access the site from Paul Nordin Parkway. This driveway is a full access driveway located approximately 720 ILfeet west of Saguaro Boulevard and approximately 485 feet west of the adjacent hotel development driveway to the east. The second driveway is a full access driveway located approximately 330 feet south of Avenue of the Fountains along Verde River Drive. A site plan for the proposed development is attached. Proposed Trip Generation Trip generation rates published by the Institute of Transportation Engineers' (ITE) Trip Generation Manual, 9th Edition were used to calculate the trip generation characteristics of the proposed land uses. Trip generation calculations for the proposed assisted living use were determined using ITE Code 254 for Assisted Living. Trip generation calculations for the proposed development are summarized in Table 1. Trip generation calculations are attached. Table 1 — Proposed Trip Generation Land Use Description ITE Code Quantity Units Dail y Trips AM PM In Out Total In Out Total Assisted Living 254 111 Beds 296 10 6 16 11 13 24 The trip generation calculations indicate that on an average weekday the proposed development has the potential to generate 296 daily trips, with 16 trips occurring in the AM peak hour and 24 trips occurring in the PM peak hour. rig 6 imley> Horn Page 2 Based on the results of this analysis the proposed assisted living development's trip generation would not result in a significant change in traffic conditions or significant change in delay in the area surrounding the project. If you have any further questions please feel free to contact me at (602) 944-5500. Very truly yours, KIMLEY-HORN AND ASSOCIATES, INC. AT ✓"� C W r p Charles R. Wright, P.E. ,nlv;�)hk KAPHX Trafiic1191931000 - SWC Saguaro Blvd & Avenue of the FountainMReports=14 New LogoMaf Stmt 05112015.doc 4))� • SONSIN, d REk 1 1 gl Rgil -1 dam IL 2 10 10 zi \/!ri \ { \\ � \ !! \\t$r{ƒ \\ «w ww3e�=4 jE <m0C. e Morningstar PAD 16750 — 16820 N. Paul Nordin Parkway ORD# 15-08 MORNINGSTAR - PLANNED AREA DEVELOPMENT (PAD) Section 1 — Purpose The Morningstar PAD zoning district is located on approximately 3.34 acres and is established to (i) create a modified set of regulations based upon the existing TCCD zoning and (ii) approve certain uses that would otherwise require a special use permit under TCCD, including the following: 1. Rezone approx. 3.34 acres TCCD zoning to Morningstar PAD (the TCCD regulations, with the modifications described herein). 2. Include "Assisted Living Facility" as permitted use rather than requiring a Special Use Permit use. 3. Allow greater than the 50% limit of residential square footage in a mixed-use project. 4. Reduction of required number of dumpsters from 4 to 1. 5. Re -configure parking space size from 9' wide x 19' deep, to 9' wide x 17' deep with a 2' overhang. Morningstar PAD hereby establishes the 3.34 acre PAD zone subject to the design guidelines and standards set forth below and the Town of Fountain Hills Zoning Ordinance. In the event of a conflict between the Zoning Ordinance and this PAD, the provisions of this PAD shall prevail. Unless specifically modified herein, all of the provisions of the Town of Fountain Hills Zoning Ordinance and Town of Fountain Hills Subdivision Ordinance shall apply to the Morningstar PAD district. Section 2 — Development Plan Upon the Fountain Hills Town Council's approval of the ordinance adopting the Morningstar PAD, development of the property shall be governed as set forth in this Development Plan. The Morningstar PAD shall include uses identified as Permitted Uses and Special Permit Uses in the Town's TCCD zoning district; provided, separate Special Use Permits shall be required for any special use other than the Assisted Living Facility use granted as part of this PAD. Incorporated by reference into this Development Plan are the following documents, which are attached in the appendix hereto (collectively, the "Concept Plan"): (i) Concept Civil Plan (plan sheets C1 of C6 - C6 of C6), prepared by DNA Inc, Civil Engineering, date stamped May 20, 2015; (ii) Preliminary Landscape Plan (plan sheets L1.0 - L4.0), prepared by Campbell Collaborative, Landscape Architects, date stamped May 20, 2015; (iii) Lighting Plan (plan sheets E1.1 - E1.2), prepared by NP Engineering Inc, date stamped May 11, 2015; (iv) Lighting Cut Sheets and Specs (plan sheet E1.3), prepared by NP Engineering Inc, date stamped May 11, 2015; Page 1 of 11 2402109.2 Morningstar PAD 16750 — 16820 N. Paul Nordin Parkway ORD# 15-08 (v) Architectural Elevations and Floor plans (plan sheets EBE, ASP, FP1 & FP2), prepared by Landmark Design, date stamped May 19, 2015. Pursuant to the Fountain Hills Zoning Ordinance Section 23.07.13, the Morningstar PAD DEVELOPMENT PLAN contains the following components: 1. Name of Development: Morningstar of Fountain Hills 16750-16820 N. Paul Nordin Parkway Fountain Hills, AZ 85268 2. Developer: N -Shea Group, LLC 14555 N. Scottsdale Road Scottsdale, AZ 85254 (480) 315-0154 3. Legal Description: LOTS 1, 2 AND 3 OF A FINAL REPLAT OF BLOCK 7, PLAT 208 Lots 1, 2, and 3, of a Final Replat of Block 7, Plat No. 208, Fountain Hills, Arizona, Book 144 of Maps, Page 4, according to the Plat of record in the office of the County Recorder of Maricopa County, Arizona, as recorded on December 10, 2002 in Book 615, Page 49, of the records of Maricopa County Arizona, and being a part of Sections 14 and 15, Township 3 North, Range 6, East of the Gila and Salt River Base and Meridian, Maricopa County, Arizona. Page 2 of 11 2402109.2 LIN 2402109.2 Morningstar PAD 16750 — 16820 N. Paul Nordin Parkway ORD# 15-08 TOWN OF FOUNTAIN HILLS REZONING (TCCD TO MORNINGSTAR PAD) LOTS 1,2 &3 OF A FINAL REPLAT OF BLOCK 7, PLAT 208 REPLAT 208, QQ' BLOCK 2, LOT 1 APN 176-27-097 a, % AO �o S / A s TO;,V PqRcQ O'rN Oft DATE: 6-4-15 AVF^►l/ \ F 01p lyFF OvjV REPLAT 208, BLOCK 7, LOT 5 APN 176-25-561 Hs9�?I. % 1 .00, 2N N LOT 1 °a ,7F-.7`_557 A=90'00'00" LOT 2 R=30.00' APN 176-25-558 L=47.12' LOT 3 APN 176-25—',,. RprH p VILLAGE AT TOWNE CENTER APN 176-27-371 REPLAT 208, BLOCK 7, LOT 4 APN 176-25-560 REZONE AREA = 145,607 SF OR 3.343 AC \\� MAP BASED ON LOTS 1, 2, AND 3, OF A FINAL REPLAT OF BLOCK 7, PLAT NO. 208, FOUNTAIN HILLS, ARIZONA, BOOK 144 OF MAPS, PAGE 4, ACCORDING TO THE PLAT RECORD IN THE OFFICE OF THE COUNTY RECORDER OF MARICOPA COUNTY, ARIZONA, AS RECORDED ON DECEMBER 10, 2002 IN BOOK 615, PAGE 49, OF THE RECORDS OF MARICOPA COUNTY ARIZONA, AND BEING A PART OF SECTIONS 14 AND 15, T. 3 N., R. 6 E. OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA. Page 3 of 11 Morningstar PAD 16750 — 16820 N. Paul Nordin Parkway ORD# 15-08 4. Location Map: 5. Site Conditions: The "Morningstar of Fountain Hills" is planned as a two-story Assisted Living Facility at the northeast corner of Paul Nordin Parkway and Verde River Drive. The land is generally sloping from west to east and bordered by vacant commercial property to the north, The Lexington Inn Hotel to the east, vacant lots across Verde River Drive to the west and The Village at Town Center condominiums to the south across Paul Nordin Parkway. Existing drainage flows will remain or be modified per engineering design guidelines. Structures will be designed to ensure adequate setbacks from all drainage channels. Adequate detention channels will be designed: The preliminary grading and drainage plan (included as part of the Concept Plan and incorporated into this PAD) is shown on page C4 of C6, including the following information: a. Topographic contours. Page 4 of 11 2402109.2 Morningstar PAD 16750 — 16820 N. Paul Nordin Parkway ORD# 15-08 b. Location and extent of major vegetative cover. All Saguaro cacti as well as other significant vegetation will be identified. All salvageable plants within the project and will be incorporated into the overall design. C. Existing drainage. d. Location of all retaining walls, which are between 1' and 6' in height. e. Natural features and manmade features such as existing roads and structures are shown on the Concept Plan. f. A slope analysis map is not included; commercial property is exempt from the Town's hillside protection easement requirements. g. There are no known existing agreements applicable to the site. 6. Proposed land use areas and specifications, including use standards of each area: a. Proposed dwelling unit type, total land area and maximum density of residential use areas are shown on the Concept Plan. b. Proposed uses, total land area and maximum lot coverage are as follows: SITE INFORMATION: Address: 16750-16820 N. Paul Nordin Parkway Fountain Hills, AZ 85268 APNs: 176-25-557, 176-25-558, 176-25-559 Gross Lot Area: 3.34 Acres Project Data: Current Zoning: Proposed Zoning: Lot Size: Usage Allowed: Actual Usage: Assisted Living: Excess: TCCD Morningstar PAD 3.34 Acres 100% 56%+ 81,550 SF 63,940 ± SF C. Proposed public streetscape and public and private open space improvements and their relationship to the overall development are shown on the Concept Plan. Page 5 of 11 2402109.2 Morningstar PAD 16750 — 16820 N. Paul Nordin Parkway ORD# 15-08 d. Building heights, minimum lot areas and setbacks are shown on the Concept Plan according to the following: Minimum Sethacks District Lot Area Bldg Front Side Rear Lot Distance (Sq Ft) Height Coverage Between Bldgs Morningstar 145,490 31'-3" 0'* 01* 01* 101,577 20' PAD When adjacent to a residential district, there shall be a setback equal to the greater of 10 feet or a distance equal to the height of the adjacent building wall plane. e. Building elevations and architectural renderings showing architectural theme colors and type of exterior building materials for the structure are shown on the Concept Plan and Morningstar Color Palette. f. A graphic representation of the proposed landscaping treatment, plant materials, fences, walls and other site plan and open space improvements are shown on the Concept Plan. g. Proposed location and use of all lands proposed to be dedicated for public purposes are shown on the Concept Plan. h. Master water, sewer and drainage plans are shown on the Concept Plan. Water Service will be provided by the Chaparral City Water Company (EPCOR). All water service requirements shall be pursuant to the rules and regulations of EPCOR. Sewer service has been confined to be provided by the Fountain Hills Sanitary District. All sewer service requirements shall be pursuant to the rules and regulations of the Fountain Hills Sanitary District. Existing and proposed grades and drainage systems and how drainage is altered, how it is redirected to original channel, and how the requirements regarding storm water runoff and drainage have been met are shown on the Concept Plan. When the Morningstar site is developed and operational, it is forecast to generate approximately trips in a 24 hour period. A Traffic Impact Analysis including projected volumes on streets within and adjacent to the site has been completed. The analysis indicated limited off-site improvements are necessary to accommodate the increase in traffic at level of service C or better. Page 6 of 11 2402109.2 Morningstar PAD 16750— 16820 N. Paul Nordin Parkway ORD# 15-08 7. The location, number of spaces, dimensions, circulation patterns, and surface materials for all off-street parking areas, driveways, access way and pedestrian walkways are shown on the Concept Plan. The Morningstar PAD parking ratio has been increased from the Town's zoning requirements: 111 beds would typically require 28 spaces, but 92 spaces (modified per Section 1, Item 5 above) will be provided. 8. The location, dimensions, height, area, materials and lighting of signage are preliminarily shown on the Concept Plan. On-site signage will be located Paul Nordin Parkway and Verde River Drive. All signage will be by separate permit and shall conform to the Fountain Hills Zoning ordinance. 9. The location, height and type of outdoor lighting are shown on the Concept Plan. Exterior site lighting shall conform to the illumination results shown on the lighting design plan. At no time shall the amount of light leaving the property be greater than zero lumens. On-site exterior lighting shall also conform to the Fountain Hills Dark Sky Zoning ordinance. Section 3 — Project Narrative Project Summary- MorningStar of Fountain Hills MorningStar of Fountain Hills is planned as a new class -A, institutional Assisted 1111110. Living and Memory Care community located in Fountain Hills, Arizona to provide a high- quality senior living option to the established, growing, and underserved areas of Fountain Hills, Scottsdale, Tempe, Mesa, and the north and eastern areas of Phoenix. The project will be developed (along with NSG) and managed by MorningStar Senior Living ("MorningStar"), a highly experienced and successful owner, operator and developer of similar communities. The two-story, wood - construction community will be comprised of approximately 81,550 gross square feet in 91 total units, of which 63 will be Assisted Living ("AL") rental units (76 licensed beds) and 28 will be Memory Care rental units (35 licensed beds) designed specifically for residents needing special care for Alzheimer's and other memory impairments ("Memory Care" or "MC"). The Community will include state-of-the- art design and significant amenity space and will be well positioned from a location and pricing perspective to meet the substantial demand for senior housing and care in the area. Services & Amenities Assisted Living services are intended for seniors who need assistance with the activities of daily living, including eating, bathing, dressing and medication management, but do not require 24-hour care. Working closely with residents, their family members and physicians, MorningStar staff members create individualized personalized care plans intended to meet each resident's specific needs and preferences. Page 7 of 11 2402109.2 Morningstar PAD 16750 — 16820 N. Paul Nordin Parkway ORD# 15-08 Residents enjoy amenities like salons, spa baths, theaters and libraries as well as meals, social activities, housekeeping and other services. Memory Care will be provided in a secure home -like environment by staff members who are specifically trained to understand and meet the unique needs of residents suffering from Alzheimer's and other dementia -related diseases. Both Assisted Living and Memory Care residents may select private or companion suites from a variety of floorplans and may select from a menu of services including meals, housekeeping, transportation and others. The MorningStar resident units are not like a typical dwelling unit found in a senior apartment building. Since all meals are served restaurant style in the common dining room, the units are designed as bedroom suites without cooking facilities. The commercial kitchen which serves the community is centrally located. In addition to the common dining area, the building offers residents a variety of common living spaces that complement the residents' individual bedroom suites, such as a parlor, library, bistro, theater and other activity areas. MorningStar of Fountain Hills will employ approximately 70 full- time and part-time staff, but the maximum number of staff on site at any one time will be approximately 25, which occurs between the hours of 10:00 a.m. and 3:00p.m. when meal service and a number of activities are being offered. The exterior amenities provided at MorningStar of Fountain Hills will include: • Large community porches for year-round use • Secured courtyard and walking path for Memory Care residents • Grand lobby entrance and lounge area • Bistro, as well as full dining room facility • High quality exterior building elements • Beautiful professionally -maintained landscaping • On -grade parking for immediate use of visitors and staff The interior amenities of the building will include common spaces and finish details such as: • Elegant sitting rooms • A private dining room for family gatherings and celebrations • Several specially -designed activity/programming areas Page 8 of 11 2402109.2 Morningstar PAD 16750 — 16820 N. Paul Nordin Parkway ORD# 15-08 • Large community activities room • Massage parlor • Fitness and wellness center with physical therapy room • Barber and beauty salon • Convenience shop • Theater/chapel Unit amenities will include the following: • 9' Ceilings • Large windows allowing significant natural lighting • Sink and Full -Size Refrigerator • Interior spaces finished by high-caliber interior design firm specializing exclusively in senior living • Cable and internet wiring for each unit • Individually controlled air conditioning/heating • 24-hour emergency response system will utilize a state-of-the-art resident call system that allows residents to alert staff that help is needed 24 hours a day from any location on the premises. • Large roll -in shower with seat Services: • Individualized direct care based on each resident's assessed needs • Full-time wellness and activities directors providing social, cultural and educational programs • Scheduled transportation • Nursing coverage by RNs and/or LPNs seven days/week • 24-hour caregiver staff Basic cable TV and utilities Page 9 of 11 2402109.2 Morningstar PAD 16750 — 16820 N. Paul Nordin Parkway ORD# 15-08 • Weekly housekeeping, laundry and flat linen service • Reception and message service • Three daily meals and snacks • Reminders for meals and activities • Maintenance staff to ensure the building and grounds are attractive, clean and safe The following optional services will be made available for a nominal charge: • Concierge service • Personal transportation • Massage therapy • Short-term respite care • Barber and beauty salon service • Guest meals Page 10 of 11 2402109.2 L 2402109.2 APPENDIX Concept Plan Documents Concept Grading and Drainage Plan Preliminary Landscape Plan Lighting Plan Lighting Cut Sheets and Specs Architectural Elevations and Floorplans Page 11 of 11 Morningstar PAD 16750 —16820 N. Paul Nordin Parkway ORD# 15-08 r ' 41Yt ',ri , ,i a r ar a s0 y , T� a ' ra M s • a R ♦r +lr " Oil M. a ,., s • its A 0 RESOLUTION NO. 2015-31 A RESOLUTION OF THE MAYOR AND COUNCIL OF THE TOWN OF FOUNTAIN HILLS, ARIZONA, AMENDING, IN ACCORDANCE WITH THE TOWN OF FOUNTAIN HILLS GENERAL PLAN 2010, THE DOWNTOWN AREA SPECIFIC PLAN TO ALLOW FOR ASSISTED LIVING FACILITIES IN THE SOUTH END DISTRICT AS SHOWN IN CASE NO. GPA2015-03. WHEREAS, the Town of Fountain Hills General Plan 2010 (the "General Plan") was adopted by the Mayor and Council of the Town of Fountain Hills (the "Town Council") on January 7, 2010, and ratified by the qualified electors of the Town of Fountain Hills (the "Town") on May 18, 2010; and WHEREAS, in accordance with the General Plan, the Town Council adopted the Downtown Vision Plan as an Area Specific Plan as provided in ARIZ. REV. STAT. § 9-461.09, as amended, to be known as the "Downtown Fountain Hills Area Specific Plan" (the "Downtown Specific Plan") on December 17, 2009; and WHEREAS, the Downtown Specific Plan divided the downtown area into nine "districts," each with a different intended character; and WHEREAS, the Downtown Specific Plan does not allow for assisted living facilities within the "South End District" as currently described; and WHEREAS, the Town Council desires to amend the text of the Downtown Specific Plan to allow for assisted living facilities in the South End District in order to accommodate a proposed development within the area (the "Specific Plan Amendment"); and WHEREAS, pursuant to ARIZ. REV. STAT. § 9-461.09 and the General Plan, the Town has consulted with, advised and provided the opportunity for public comment on the Specific Plan Amendment; and WHEREAS, pursuant to ARIZ. REV. STAT. § 9-461.09 and the General Plan, the Town Planning and Zoning Commission (i) held a public hearing on the proposed Specific Plan Amendment on June 11, 2015, and (ii) provided notice of such hearing by publication in the Fountain Hills Times on May 27, 2015, and June 3, 2015; and WHEREAS, pursuant to ARIZ. REV. STAT. § 9-461.09 and the General Plan, the Town Council (i) held a public hearing on the proposed Specific Plan Amendment on June 18, 2015 and (ii) provided notice of such hearing by publication in the Fountain Hills Times on May 27, 2015, and June 3, 2015; and WHEREAS, the Town Council finds and determines that (i) proper notice of the proposed Specific Plan Amendment has been given in a manner required by ARIZ. REV. STAT. § 9-461.09 et seq. and (ii) each of the required publications have been made. 2401716.1 NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE TOWN OF FOUNTAIN HILLS as follows: SECTION 1. The recitals above are hereby incorporated as if fully set forth herein. SECTION 2. The Downtown Specific Plan is hereby amended to change the narrative text for the South End District (p. 13) as follows: South End District: The South End District is envisioned as a mixed-use downtown neighborhood with a predominance of residential living opportunities. These residential uses should be complimented by small-scale neighborhood -oriented commercial, second story offices, and other specialty shops and businesses. The Area Specific Plan calls for The South End District to be anchored by an iconic village square that will provide a civic presence for the downtown and a prominent park for neighboring residents. Residential development is intended to incorporate an active street front with parking and garages strategically located to the rear of lots with access from alleys. The range of residential products may include single-family detached homes, townhomes, brownstones, row homes, condominiums and apartments, AND ASSISTED LIVING FACILITIES. The fabric of the neighborhood should be complimented with small streets, comfortable sidewalks, and generous street trees for shade, on -street parking, and pocket parks that provide strategic open space for adjacent development. Pq SECTION 3. If any provision of this Resolution is for any reason held by any court of competent jurisdiction to be unenforceable, such provision or portion hereof shall be deemed separate, distinct and independent of all other provision and such holding shall not affect the validity of the remaining portions of this Resolution. SECTION 4. The Mayor, the Town Manager, the Town Clerk and the Town Attorney are hereby authorized and directed to take all steps necessary to carry out the purpose and intent of this Resolution. [SIGNATURES ON FOLLOWING PAGE] R PASSED AND ADOPTED by the Mayor and Council of the Town of Fountain Hills, 4W June 18, 2015. FOR THE TOWN OF FOUNTAIN HILLS: ATTESTED TO: Linda M. Kavanagh, Mayor REVIEWED BY: Bevelyn J. Bender, Town Clerk APPROVED AS TO FORM: Kenneth W. Buchanan, Town Manager Andrew J. McGuire, Town Attorney 0 RESOLUTION NO. 2015-32 A RESOLUTION OF THE MAYOR AND COUNCIL OF THE TOWN OF FOUNTAIN HILLS, ARIZONA, AMENDING THE TOWN OF FOUNTAIN HILLS GENERAL PLAN 2010 REGARDING ALLOWABLE RESIDENTIAL DENSITIES IN MIXED USE DEVELOPMENTS WITHIN THE BOUNDARIES OF THE DOWNTOWN SPECIFIC AREA PLAN, AS SHOWN IN CASE NO. GPA2015-04. WHEREAS, the Town of Fountain Hills General Plan 2010 (the "General Plan") was adopted by the Mayor and Council of the Town of Fountain Hills (the "Town Council") on January 7, 2010, and ratified by the qualified electors of the Town of Fountain Hills (the "Town") on May 18, 2010; and WHEREAS, Figure 11 in Chapter 3 of the General Plan (the "Land Use Plan") sets forth the land -use designations for all real property within the corporate limits of the Town; and WHEREAS, the Land Use Plan designates the area of downtown that is included in the Downtown Area Specific Plan; and WHEREAS, the Land Use Definitions set forth in Chapter 3 (Land Use Element) of the General Plan include residential densities for multifamily uses, but do not specifically address the residential densities allowed in mixed use developments; and WHEREAS, the General Plan establishes the authority and procedures for amendments to the General Plan land -use designations; and WHEREAS, the Town Council desires to amend the General Plan to provide for a range of residential densities in mixed use areas (the "General Plan Amendment"); and WHEREAS, pursuant to AFUZ. REV. STAT. § 9-461.06 and the General Plan, the Town has consulted with, advised and provided the opportunity for public comment on the General Plan Amendment; and WHEREAS, pursuant to AFUZ. REV. STAT. § 9-461.06 and the General Plan, the Town Planning and Zoning Commission (i) held a public hearing on the proposed General Plan Amendment on June 11, 2015, and (ii) provided notice of such hearing by publication in the Fountain Hills Times on May 27, 2015, and June 3, 2015; and WHEREAS, pursuant to AFUZ. REV. STAT. § 9-461.09 and the General Plan, the Town Council (i) held a public hearing on the proposed General Plan Amendment on June 18, 2015 and (ii) provided notice of such hearing by publication in the Fountain Hills Times on May 27, 2015, and June 3, 2015; and WHEREAS, the Town Council finds and determines that (i) proper notice of the proposed General Plan Amendment has been given in a manner required by AFUZ. REV. STAT. § 9-461.09 et seq. and (ii) each of the required publications have been made. 2401720.1 0 NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE TOWN OF FOUNTAIN HILLS as follows: SECTION 1. The recitals above are hereby incorporated as if fully set forth herein. SECTION 2. The General Plan is hereby amended to modify the narrative text for the definition of the Mixed Use land -use category (p. 37) as follows: Mixed -Use The Mixed Use category denotes the Town Center area where a mix of commercial, retail, office, high density residential, municipal, civic, recreational, cultural, institutional, parking, lodging and religious facilities are to be located. Several uses can be accommodated within a single project if the mix of uses is carefully designed to be mutually supportive and the project as a whole will reinforce the viability and vision of the Town Center. NOTWITHSTANDING MAXIMUM RESIDENTIAL DENSITIES DESIGNATED FOR OTHER LAND -USE CATEGORIES, HIGH-DENSITY RESIDENTIAL USES IN THE MIXED USE CATEGORY MAY BE UP TO 28 DU/ACRE WITHIN THE BOUNDARIES OF THE DOWNTOWN AREA SPECIFIC PLAN. SECTION 3. If any provision of this Resolution is for any reason held by any court of competent jurisdiction to be unenforceable, such provision or portion hereof shall be deemed separate, distinct and independent of all other provision and such holding shall not affect the validity of the remaining portions of this Resolution. SECTION 4. The Mayor, the Town Manager, the Town Clerk and the Town Attorney are hereby authorized and directed to take all steps necessary to carry out the purpose and intent of this Resolution. PASSED AND ADOPTED by the Mayor and Council of the Town of Fountain Hills, June 18, 2015. FOR THE TOWN OF FOUNTAIN HILLS: ATTESTED TO: Linda M. Kavanagh, Mayor REVIEWED BY: Kenneth W. Buchanan, Town Manager 2401720.1 2 Bevelyn J. Bender, Town Clerk APPROVED AS TO FORM: Andrew J. McGuire, Town Attorney ORDINANCE 15-07 AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN OF FOUNTAIN HILLS, ARIZONA, AMENDING THE TOWN OF FOUNTAIN HILLS ZONING ORDINANCE, CHAPTER 23, PLANNED AREA DEVELOPMENT (P.A.D.) DISTRICT, RELATING TO A REDUCTION IN THE MINIMUM SIZE FOR PAD REZONING IN THE DOWNTOWN AREA. WHEREAS, the Mayor and Council of the Town of Fountain Hills (the "Town Council") adopted Ordinance 93-22 on November 18, 1993, which adopted the Zoning Ordinance for the Town of Fountain Hills (the "Zoning Ordinance"); and WHEREAS, the Town Council desires to amend the Zoning Ordinance to revise Chapter 23, Planned Area Development (P.A.D.) District, Section 23.06, General Requirements and Standards, to reduce the minimum size for a parcel of land to be zoned PAD from five acres to three acres when the land is within the Downtown Area Boundary; and WHEREAS, in accordance with the Zoning Ordinance and pursuant to ARIZ. REV. STAT. § 9-462.04, public hearings regarding this ordinance were advertised in the May 27, 2015, and June 3, 2015, editions of the Fountain Hills Times; and WHEREAS, public hearings were held by the Fountain Hills Planning & Zoning Commission (the "Commission") on June 11, 2015, and by the Town Council on June 18, 2015; ® and WHEREAS, the Commission recommended approval of this Ordinance. 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 Chapter 23 (Planned Area Development (P.A.D.) District), Section 23.06 (General Requirements and Standards), Subsection I (Size and Use Restrictions) is hereby amended as follows: I. Size and Use Restrictions. P.A.D. zoning shall not be approved for one (1) single family home on one single family lot or for a parcel of land less than five (5) acres in size, UNLESS THE PARCEL OF LAND IS WITHIN THE DOWNTOWN AREA BOUNDARY DEPICTED IN SECTION 23.05, IN WHICH CASE P.A.D. ZONING SHALL NOT BE APPROVED FOR A PARCEL OF LAND LESS THAN THREE (3) ACRES. SECTION 3. If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held to be unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. 2401630.1 SECTION 4. The Mayor, the Town Manager, the Town Clerk and the Town Attorney are hereby authorized and directed to execute all documents and 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, June 18, 2015. FOR THE TOWN OF FOUNTAIN HILLS: ATTESTED TO: Linda M. Kavanagh, Mayor REVIEWED BY: Kenneth W. Buchanan, Town Manager 2401630.1 2 Bevelyn J. Bender, Town Clerk APPROVED AS TO FORM: Andrew J. McGuire, Town Attorney ORDINANCE 15-08 AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN OF FOUNTAIN HILLS, ARIZONA, AMENDING THE TOWN OF FOUNTAIN HILLS OFFICIAL ZONING DISTRICT MAP FOR APPROXIMATELY 3.3 ACRES GENERALLY LOCATED AT THE NORTHWEST CORNER OF VERDE RIVER DRIVE AND PAUL NORDIN PARKWAY AS SHOWN IN CASE NO. Z2015-05, FROM TCCD (TOWN CENTER COMMERCIAL DISTRICT) TO MORNINGSTAR PAD. WHEREAS, the Mayor and Council of the Town of Fountain Hills (the "Town Council") desires to amend the Town of Fountain Hills Official Zoning District Map (the "Zoning Map") pursuant to ARIZ. REv. STAT. § 9-462.04, to change the zoning description for a 3.3 acre parcel of real property from TCCD (Town Center Commercial District) to Morningstar PAD (the "Zoning District Map Amendment"); and WHEREAS, the Zoning District Map Amendment proposed by this ordinance is consistent with the Fountain Hills General Plan 2010, as amended; and WHEREAS, pursuant to ARIZ. REv. STAT. § 9-462.04 the Town of Fountain Hills Planning and Zoning Commission (the "Commission") (i) held a public hearing on the proposed Zoning District Map Amendment on June 11, 2015, and (ii) provided notice of such hearing by publication in the Fountain Hills Times on May 27, 2015, and June 3, 2015; and WHEREAS, pursuant to ARIZ. REv. STAT. § 9-462.04 the Town Council (i) held a public hearing on the proposed Zoning District Map Amendment on June 18, 2015, and (ii) provided notice of such hearing by publication in the Fountain Hills Times on May 27, 2015, and June 3, 2015; and WHEREAS, the Commission recommended approval of this Ordinance. 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 3.3 acre parcel of real property generally located at the northwest corner of Verde River Drive and Paul Nordin Parkway, as more particularly described and depicted on Exhibit A, attached hereto and incorporated herein by reference, is hereby rezoned from TCCD (Town Center Commercial District) to Morningstar PAD, subject to (i) the Town's adopted codes, requirements, standards and regulations for property zoned TCCD, except as specifically modified by the Morningstar PAD document file stamped XXXXXXX, as included in case no. Z2015-05 and (ii) the time condition set forth in Section 3 below. 2401721.2 SECTION 3. Approval of the Morningstar PAD zoning is conditioned on development of the project commencing within three years of the effective date of this Ordinance, subject to the following: Prior to the expiration of the three-year time condition, the property owner or authorized representative may submit an application for an extension to the Town. Submittal of an application for extension of the three-year time condition does not toll the running of the time condition. Should the three-year time condition expire between the submittal of an application for a time extension and the public hearing on the requested extension, the Morningstar PAD shall be subject to reversion as set forth below. Upon receipt of a request for extension, the Town's Zoning Administrator shall submit the request to the Town Council for consideration at a public hearing held as set forth below. 2. The Town Council shall, after notices via certified mail to the property owner and authorized representative have been provided at least 15 days prior to the date of the scheduled hearing, hold a public hearing on the extension request. The Twxn Council may, in its sole discretion, grant an extension of the time condition, subject to the limitation on the number of extensions set forth below. If the public hearing is held after expiration of the time condition, the Town Council may also, at that public hearing, take action to revert the zoning on the property to its prior zoning classification. 3. In the event the project has not commenced within the three-year time period and no request for time extension has been received as provided above, the Zoning Administrator may submit the Morningstar PAD to the Town Council for consideration of reversion, pursuant to the hearing procedure set forth below. 4. The Zoning Administrator shall notify the property owner and authorized representative by certified mail of the Town Council's intention to hold a hearing to determine compliance with the three-year time condition, and to revert the zoning on the property to its former classification if the condition is determined by the Town Council to have not been met. All such notices shall be made at least 15 days prior to the date of the scheduled hearing. The Town Council may, in its sole discretion, either grant an extension of the time condition, subject to the limitation on the number of extensions set forth below, or revert the zoning on the property to its prior zoning classification. 5. The Town Council may grant up to four one-year extensions of the time condition. 6. Following the commencement of the project, the Zoning Administrator shall monitor the project to ensure it continues to completion. Upon the Zoning Administrator's initial determination that the project is not being actively pursued, no further review or approval of any project site plan or plat shall occur until it is determined that good cause exists for delay in the construction of the project. 2401721.2 2 R Should the project fail to proceed, a public hearing shall be held by the Town Council to determine the cause of the delay. At the public hearing on the matter, if the Town Council determines that there is not good cause for the delay, it may impose additional conditions on the Morningstar PAD to ensure compliance. If such additional conditions are not met, the Zoning Administrator may set the matter for public hearing, according to the process set forth in subsection above, on a possible reversion of the Morningstar PAD zoning. If the Town Council determines that good cause exists, it may amend the Morningstar PAD development schedule. 7. For purposes of this Section, the terms "commence," "commencing" and "commencement" shall mean physical vertical construction activity in accordance with a valid building permit issued by the Town. SECTION 4. 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 5. 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, June 18, 2015. FOR THE TOWN OF FOUNTAIN HILLS: ATTESTED TO: Linda M. Kavanagh, Mayor REVIEWED BY: Kenneth W. Buchanan, Town Manager 2401721.2 3 Bevelyn J. Bender, Town Clerk APPROVED AS TO FORM: Andrew J. McGuire, Town Attorney C 0 k4.. 2401721.2 EXHIBIT A TO ORDINANCE No. 15-08 (Legal Description and Map) See following pages. LEGAL DESCRIPTION LOTS 1, 2 AND 3 OF A FINAL REPLAT OF BLOCK 7, PLAT 208 Lots 1, 2, and 3, of a Final Replat of Block 7, Plat No. 208, Fountain Hills, Arizona, Book 144 of Maps, Page 4, according to the Plat of record in the office of the County Recorder of Maricopa County, Arizona, as recorded on December 10, 2002 in Book 615, Page 49, of the records of Maricopa County Arizona, and being a part of Sections 14 and 15, Township 3 North, Range 6 East of the Gila and Salt River Base and Meridian, Maricopa County, Arizona. �j 11 TOWN OF FOUNTAIN HILLS REZONING (TCCD TO MORNINGSTAR PAD) LOTS 1,2 &3 OF A FINAL REPLAT OF BLOCK 7, PLAT 208 REPLAT 208, BLOCK 2, LOT 1 APN 176-27-097 TOWN pgRceC 1'6, ''°N 0S� 04S N W E s 0 75' 150' SCALE: 1" = 150' DATE: 6-4-15 q VFNv � F °F ry FF °VV o Ns oC . � o /N N LOT1 REPLAT 208, BLOCK 7, LOT 5 APN 176-25-561 /V69-:21,S2••w S4 / Q 00. _ PN 176-25-557 A=90'00'00" LOT 2 /R=30.00' APN 176-25-558 �L=47.12' LOT 3 APN 176-25-5r;` 'a.0o, 0 0� o' 00 80.00, 11 V� N° Q 0' X80 ° , REPLAT 208, 'rN pk\ ° BLOCK 7, LOT 4 VILLAGE AT APN 176-25-560 TOWNS CENTER \ APN 176-27-371 REZONE AREA = 145,607 SF OR 3.343 AC MAP BASED ON LOTS 1, 2, AND 3, OF A FINAL REPLAT OF BLOCK 7, PLAT NO. 208, FOUNTAIN HILLS, ARIZONA, BOOK 144 OF MAPS, PAGE 4, ACCORDING TO THE PLAT RECORD IN THE OFFICE OF THE COUNTY RECORDER OF MARICOPA COUNTY, ARIZONA, AS RECORDED ON DECEMBER 10, 2002 IN BOOK 615, PAGE 49, OF THE RECORDS OF MARICOPA COUNTY ARIZONA, AND BEING A PART OF SECTIONS 14 AND 15, T. 3 N., R. 6 E. OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA. FOUNTAIN HILLS SANITARY DISTRICT 16941 E. PEPPERWOOD CIRCLE v FOUNTAIN HILLS, AZ 85268-2901 TELEPHONE: 480-837-9444 FAX: 480-837-0819 -kY DIS www.az-fhsd.gov � 8 2015 DATE: May 14, 2015 MEMO TO: Bob Rodgers Town of Fountain Hills FROM: Chris Kiriluk RE: Subdivision Technical Review Morning Star of Fountain Hills Avenue of the Fountains Plat 208, Block 7, Lots 1, 2, 3 Case No. Z2015-04 (M#5930) 15-07; Z2015-05 (M#5930) 15-08; GPA2015-03 (M#5930) RES# 2015-31; GPA2015-04 (M#5930) RES# 2015-32 First Submittal I have reviewed the above referenced submittal for conformance with District requirements and have the following comments: 1. While what appears to be a grease interceptor is shown on the water and wastewater plan, it is not properly labeled or shown how it will connect to the sewer. It is recommended that a direct connection to the sewer is made in order to avoid potential odor problems within the proposed facility. 2. There is significant proposed vegetation proposed over what appears to be the grease interceptor for the proposed facility. 3. If the proposed sewer within the Planned Area Development is to be private, the General Notes for Sanitary District facilities are not needed. 4. If densities of development increase over what is currently planned for in existing zoning, developer will be responsible for any necessary upsizing of downstream sewer facilities. /cdk cc: N -Shea Group 14455 N. Scottsdale Road Suite 240 Scottsdale, AZ 85254 Hazel Cunningham Bill Cunningham MorningStar - Rezoning Stipulations TOWN OF FOUNTAIN HILLS OFFICE MEMO TO: Robert Rodgers, AICP+\$epi r Pl nner DATE: 6-1-15 FR: Randy L. Har , PE, S 'C RE: MorningStar Rezoning Stipulations Town Engine _ A r I The MorningStar plans are satisfactory for Rezoning review by the Planning Commission and the Town Council. Engineering recommends the following stipulations: Provide an acceptable Traffic Impact Analysis (as a first phase of the Park Place TIA can be satisfactory). Provide adequate deceleration turn pockets/ easements on the MorningStar frontage at the Verde River and Paul Nordin driveway entrances, if needed per MCDOT criteria. Provide an acceptable sequence and funding arrangement for all other traffic improvements needed. • Provide an acceptable Drainage Report and Soils Report. • Comply with the Town Engineer's technical review comments on the plans. v Robert 'Bob' Rodgers r7 -0m: Jane Granger [connect925@gmail.comj nt: Sunday, May 31, 2015 7:30 PM ro: Robert'Bob' Rodgers Subject: Proposal for development in Fountain Hills Hi Bob, We are full time residents and live in Village at Towne Center in Fountain Hills. We aren't able to attend the town meetings scheduled for June 11th, June 16th and June 18th, but we would like to express our thoughts on the proposal for the development in town. We would like to see new development of businesses and restaurants here in town and feel that they are much needed if the town is going to be able to advance economically. If the development is designed and thought out thoroughly, it could add much to the value of properties and enhance our already beautiful town. However, we are concerned and opposed to anything that is four story in the center of town and feel that the limit should be three stories. Four story buildings will dwarf the remaining businesses in town and will look overpowering and out of place. We are also very much opposed on allowing apartments above the commercial buildings on Avenue of the Fountains and more apartments along Verde River Dr. for the following reasons. Four hundred apartments will bring in too many transient people and the problems and crime that will go along with that many rentals. It seems that all residences above the commercial stores and restaurants should be upscale luxury condos; example: Kierland Commons. Our town stands out in the Phoenix Valley and our property values are high compared to many of the other towns in the valley. We shouldn't do anything that will cause our property values to fall or create an undesirable ambiance in our town, because it's unique and needs to remain that way. This proposed development has the potential to eate a more desirable town or detract from the beauty and feeling of safety and security Gnat we now have. Thanks for listening to our thoughts. Regards, Dan & Jane Granger 1 Robert 'Bob' Rodgers Isom: David Cofer [dtcofer15601 @yahoo.com] .nt: Monday, June 01, 2015 7:25 AM ro: Robert'Bob' Rodgers Subject: development we live in the villages at towne center in a unit facing the hotel on paul nordin parkway and have owned it for seven years. wehave read the publicity about the proposed development behind the hotel and are strongly opposed. although a high end assisted living facility for 200 would probably a positive,the addition of apartments and commercial buildings would be a disaster and the resulting noise,overcrowding,traffic and parking issues would literally destroy the nature of the town. the idea of buildings 4 stories high is truly absurd. the town already has many vacant commercial spaces and apparently an application for another assisted living facility was approved for saguaro and shea so is another new one realistic? creating large commercial and non owned residential space unlikely to be totally occupied would make the center of town a ghost town. and even if occupied the overcrowding of traffic and parking would make the town a mini scottsdale just so a few could profit. either way the project is very risky and should not be approved in the form submitted.thank you for considering our concerns. btw the renewal project for the median walkway,park on avenue of the fountains is first rate,thanks for that Dave and Sandy Cofer unit202O Villages at Towne Center Sent from my iPad 1 Robert 'Bob' Rodgers -om: Paul Mood nt: Saturday, February 14, 2015 5:29 PM To: Ken Buchanan; Robert'Bob' Rodgers; Andrew McGuire Subject: Fwd: Avenue of the Fountains development FYI Sent from my iPhone Begin forwarded message: From: Cliff King <king_I2345(a,aol.com> Date: February 14, 2015 at 4:44:12 PM MST To: "lkavanaghnfh.az.gov" <lkavanaf az.gov>, "c ates@fh.az•gov" <cyates@fh.az. ov>, "ndeporter(a fh.az.gov_" <ndeporter(a.fh.az.gov>, "dbrown&fh.az.gov" <dbrown�a�fh.az. og_v>, "chansen&fh.az.gov" <chansen(a),fh.az.gov>, "hleger(a,fh.az.gov" <hleger(a�fh.az.gov>, "amagazine@f .az.gov" <amagazinefh.az.gov>, "pmoodkfh.az.gov" <pmood@fh.az.goy> Subject: Avenue of the Fountains development First let me say that I am a new property owner this year and love this town and the way that it is run. Everyone who works in government generally only hears negative responses and and comments. Please know I for one appreciate all the hard work each and every one of you puts in to make Fountain Hills the wonderful place it is for us all to live and thrive in. In some regards this is true of this e-mail. I do know you will do what is best for the general population in town and can understand that as hard as it can be at times. I am writing to all of you today to express a concern I have about the proposed development announced in the FHT for Avenue of the Fountains. It is a very biased and personal view but I am quite confident there are others with similar points of view as mine. When my wife and I decided that Fountain Hills was the right community to settle in for us we did so because we wanted to enjoy the wonderful views because of the rolling nature of the land. We settled on a condo in Town Center Crossing because we have a wonderful clear view of Four Peaks, Red Rock and the town name sake fountain. I clearly realized that the lot in front of the town hall was not developed and potentially could be but figured it would probably be a good bet that the tallest building to be allowed would be three stories. That is the general nature of the area. I see that Shea LLC is proposing a four story building and I am very concerned that will wipe out at least one if not two of our views we purchased. A three story building would certainly impede the view of the rest of the mountain range but I figured it wouldn't block everything because the property does drop down some along the avenue to the fountains. I am all for the development of the site and it is a prime location but have this concern none the less. Frankly I am a bit surprised anyone would want to add empty space because there is already so much from the economic downturn in the vicinity but that is not for us to challenge. If this development blocks my view it will also be blocking the view of many others along the streets in the vicinity and thus reduce property values for individuals. That is the crux of the matter along with the loss of the views that I so desperately wanted, searched for and paid for when I bought here. As you consider this development proposal please keep this in mind if it hadn't already crossed it. Sincerely, Cliff King 16525 East Avenue of the Fountains #214 Fountain Hills, AZ 85268 339-203-2409 Kin lg 2345naol.com