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BA.2015.0718.Agenda
��T AIN�lt 4 MEETING NOTICE •.- •�► OF THE 'kit ti, is BOARD OF ADJUSTMENT • Board Members: Chairman Paul Ryan, Vice-Chairman Carol Perica Board Members John Kovac III, Nick Sehman and Daniel Halloran Pursuant to A.RS. 38-431.02, notice is hereby given to the members of the Fountain Hills Board of Adjustment and to the general public that the Fountain Hills Board of Adjustment will hold a meeting, which is open to the general public, on August 18, 2015, at 6:30 p.m. in the Town Hall Council Chambers, 16705 E. Avenue of the Fountains, Fountain Hills, Arizona. WHEN: TUESDAY,August 18,2015 TIME: 6:30 P.M. WHERE: TOWN HALL COUNCIL CHAMBERS AGENDA ITEMS Skew 1. CALL TO ORDER,PLEDGE TO THE FLAG,MOMENT OF SILENT REFLECTION,AND ROLL CALL. 2. CONSIDERATION of the Board of Adjustment meeting minutes for February 18,2015. 3. PUBLIC HEARING to receive comments on all APPEAL OF THE ZONING ADMINISTRATOR'S INTERPRETATION that an Assisted Living Facility's zoning classification is as a residential land use. (Case#AP2015-01) 4. CONSIDERATION of an APPEAL OF THE ZONING ADMINISTRATOR'S INTERPRETATION that an Assisted Living Facility's zoning classification is as a residential land use. (Case#AP2015-01) 5. ADJOURNMENT. Supporting documentation and staff reports furnished the Board with this agenda are available for review in the Planning& Zoning Department. DATED this 11TH day of August 2015 By• Ro.ert Row.-s Senior Planner&Zoning Administrator The Town of Fountain Hills endeavors to make all public meetings ac•-ssi• e 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. Board of Adjustment OIk�AIN1,, 4p C POST ACTION AGENDA z MEETING NOTICE .. . OF THE BOARD OF ADJUSTMENT Board Members: Chairman Paul Ryan, Vice-Chairman Carol Perica Board Members John Kovac III, Nick Sehman and Daniel Halloran Pursuant to A.R.S. 38-431.02, notice is hereby given to the members of the Fountain Hills Board of Adjustment and to the general public that the Fountain Hills Board of Adjustment will hold a meeting, which is open to the general public, on August 18, 2015, at 6:30 p.m. in the Town Hall Council Chambers, 16705 E. Avenue of the Fountains, Fountain Hills, Arizona. WHEN: TUESDAY,August 18,2015 TIME: 6:30 P.M. WHERE: TOWN HALL COUNCIL CHAMBERS AGENDA ITEMS , ft., 1. CALL TO ORDER,PLEDGE TO THE FLAG,MOMENT OF SILENT REFLECTION,AND ROLL CALL. NO ACTION TAKEN 2. CONSIDERATION of the Board of Adjustment meeting minutes for February 18,2015. APPROVED 5-0 3. PUBLIC HEARING to receive comments on an APPEAL OF THE ZONING ADMINISTRATOR'S INTERPRETATION that an Assisted Living Facility's zoning classification is as a residential land use. (Case#AP2015-01)PUBLIC HEARING OPENED 6:35 PM PULBIC HEARING CLOSED 7:52 PM 4. CONSIDERATION of an APPEAL OF THE ZONING ADMINISTRATOR'S INTERPRETATION that an Assisted Living Facility's zoning classification is as a residential land use. (Case#AP2015-01) APROVED 5-0 5 ADJOURNMENT.@ 8:20 PM Supporting documentation and staff reports furnished the Board with this agenda are available for review in the Planning& Zoning Department. / e DATED this 11TH day of August 2015 By. /" ,, Ro.•rt R. , Senior Planner&Zoning Administrator The Town of Fountain Hills endeavors to make all public meetings ac••ssi. e 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. Board of Adjustment J�TAINl TOWN OF FOUNTAIN HILLS x.kilgtP n Planning and Zoning .I/ . X Board of Adjustment 4.�is ..i�oe AGENDA ACTION FORM Meeting Date: August 18, 2015 Meeting Type: Regular Agenda Type: Regular Submitting Division: Planning&Zoning Staff Contact Information: N/A REQUEST TO COUNCIL: Consideration for approving the Board of Adjustment Regular Meeting Minutes from February 17, 2015. Applicant: N/A Applicant Contact Information: N/A Property Location: N/A Related Ordinance, Policy or Guiding Principle: Policy or Guiding Principle: A.R.S. §38-431.01 Staff Summary (background): Approval of the Board of Adjustment Regular Meeting Minutes from February 17, 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 Board of Adjustment Regular Meeting Minutes dated February 17, 2015, as presented. Attachment(s): N/A Submitted by: D3D-A04A," Paula Woodward, Executive Assistant Date Approved 17/4( s, Senior Planner Date Page 1 of 1 \,.\11%.IN yf TOWN OF FOUNTAIN HILLS � l O ` Planning and Zoning 5. x x Board of Adjustment 14. gatismo' AGENDA ACTION FORM Meeting Date: August 18, 2015 Agenda Type: Regular Meeting Type: Regular Submitting Department: Development Services Staff Contact Information: Bob Rodgers, Senior Planner, 480-816-5138, rrodgersfh.az.gov REQUEST TO BOARD OF ADJUSTMENT: PUBLIC HEARING to receive comments on an APPEAL OF THE ZONING ADMINISTRATOR'S INTERPRETATION that an Assisted Living Facility's zoning classification is as a residential land use. (Case #AP2015-01) CONSIDERATION of an APPEAL OF THE ZONING ADMINISTRATOR'S INTERPRETATION that an Assisted Living Facility's zoning classification is as a residential land use. (Case #AP2015-01) Applicant: David Lunn, DKL Law, PLLC On behalf of: Bart Shea, N-Shea Group, LLC Applicant Contact Information: 14555 N. Scottsdale Rd. Ste 240 Scottsdale, AZ 85254 (480) 500-1360 Property Location: 16750-16820 N. Paul Nordin Pkwy, 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: Fountain Hills Town Code Section 2-8 Board of Adjustment Fountain Hills Zoning Ordinance Section 2.07.A. Appeals to the Board of Adjustment Fountain Hills Town Code Article 2-8-4(A) - Board of Adjustment Duties Arizona Revised Statutes 9-462.06 Board of Adjustment Staff Summary (background): It is the duty of the board of adjustment to hear appeals concerning the interpretation or administration of the zoning code made by the Zoning Administrator. The board may reverse, affirm, wholly or partially or modify the order, requirement or decision of the Zoning Administrator appealed from, and make such order, requirement, decision or determination as necessary. !.A Appeal Case#AP2015-0I The record created by the Board of Adjustment hearing becomes the entire evidentiary case if the Board's decision is appealed to the Superior Court. Therefore, the Board should make a series of findings to support its decision. Staff recommends findings regarding the original intent of the ordinance section, the historic interpretation and enforcement of the section, the potential effects on other properties if the interpretation is changed, and the overall reasonableness and fairness of the interpretation. This appeal is of the Zoning Administrator's land-use interpretation that an "assisted living facility" is classified as a residential land use and the subsequent adoption of a working zoning definition. This interpretation and adopted working definition along with the rationale behind both are fully outlined in the attached Zoning Administrator's Interpretation letter of April 14, 2015. The applicant's appeal letter (attached), dated April 29, 2015, was accompanied by a previous letter dated April 8, 2015, (also attached). Together, the letters outline the reasons why the applicant feels the interpretation is in error. However, it is staff's position that these letters do not correctly address the sole focus of this appeal: the Zoning Administrator's definition of "Assisted Living Facility" as a residential land use. Rather, the applicant's arguments attempt to confuse the issue with arguments about zoning district classifications, building codes, permitting procedures and other irrelevant definitions found in the zoning ordinance. The Zoning Administrator's interpretation and working definition relate solely to the land-use definition of "Assisted Living Facilities." The interpretation does not address, in any way, the zoning district within which an assisted living facility may be located or the permitting processes such a use must undergo in order to be built. It is staff's opinion that the applicant misunderstands the fundamental differences between the definition of a land use and the zoning district within which that land use is permitted, and muddies the waters further by reading building code provisions into the analysis; that misunderstanding is the underlying reason this appeal has continued to a hearing. Staff believes the issue is moot, as the zoning approvals for the Morningstar Assisted Living Facility (the applicant's project) have been granted and the zoning approvals are fully vested for the property in question. Accordingly, the outcome of this appeal will have no effect upon whether the assisted living facility is an allowed use in the current location. Additionally, the Zoning Administrator's Interpretation also has no bearing on the classification of the assisted living facility under the Town's adopted building codes, or on whether the Town provides the state regulatory agencies verification of Morningstar's land-use approval. The applicant has stated to staff that the Zoning Administrator's determination (that an assisted living facility is a residential use) is somehow unique. Subsequent to the appeal being filed, staff surveyed numerous municipalities in Arizona in order to determine how they classify assisted living facilities. The following municipalities were surveyed: Avondale, Casa Grande, Chandler, Flagstaff, Gilbert, Glendale, Mesa, Paradise Valley, Phoenix, Tempe, Scottsdale and Tucson (see attached). All of these municipalities, except one (Gilbert), define assisted living facilities as residential land uses. Therefore, it can reasonably be stated that the Fountain Hills definition of assisted living facilities is the norm, rather than the exception, in Arizona. Staff believes that the methodology used in forming a working definition of "Assisted Living Facilities," as outlined in the Zoning Administrator's Interpretation, was reasonable and fair; given that the definition is similar to those in most major municipalities in Arizona bears this out. Page 2 of 3 ZA Appeal Case kAP2015-0I It is important to note that the Zoning Administrator's interpretation and working definition of an Assisted Living Facility do not relate solely to one property. Other properties in Town have relied on this definition during their development approval process without objection. Staff believes that in the interests of consistency and fairness, all similar uses must be provided with the same information; changing a definition from one applicant to the next does not support this goal. Staff Recommendation(s): Staff requests that the Board of Adjustment find that the Zoning Administrator's Interpretation (that an assisted living facility is a residential land use), as well as the adopted working definition of Assisted Living Facilities, are both reasonable and accurate and well within the discretionary authority of the Zoning Administrator. Staff also requests that the board vote to uphold the Zoning Administrator's Interpretation as written. SUGGESTED MOTIONS: Move to find that the Zoning Administrator's Interpretation that an assisted living facility is a residential land use, as well as the adopted working definition of Assisted Living Facilities, are both reasonable and accurate and well within the discretionary authority of the Zoning Administrator. Move that the board vote to uphold the Zoning Administrator's Interpretation as written. Attachment(s): 1. 4/14/2015 - Zoning Administrator's Interpretation (3 pp.) 2. 7/29/2015 Letter of Reminder of the hearing date 3. Other Arizona Municipality Definitions (13 pp.) 4. Arizona Revised Statute 9-462.06 Board of Adjustment 5. ADHS City/County Authority Clearance Form 6. Morningstar Narrative Report 7. Application Form 8. 4/29/2015 - Applicant's Appeal Letter (3 pp.) 9. 4/8/2015 - Applicant's Request for Determination Letter (4 pp.) Submitted by: Approved by: 107' �''I�L�jsy Wo6ert Wodgers August 12, 2015 Name/Title Date Developmen Services Director Date Page 3 of 3 o AIN it Town of FOUNTAIN HILLS Development Services Department o Planning & Zoning Division r `��) r��At is MV. April 14, 2015 Mr. David Lunn DKL Law,PLLC 14555 N. Scottsdale Road, Suite 240 Scottsdale,Arizona 85254 Re: Zoning Administrator Interpretation ("ZAI") relating to Morningstar Assisted Care Facility. Dear Mr. Lunn: This ZAI is in response to your April 8, 2015, request. Below is my determination as to %law how the term "Assisted Care Facility" is defined as it relates to land uses listed as "Subject to Special Use Permit"within the TCCD zoning district. Although it is used in the text of the Fountain Hills Zoning Ordinance (the "Ordinance"), the term "Assisted Care Facility" is currently not defined. Therefore, it is the Zoning Administrator's responsibility to determine a logical definition that is consistent with other uses as defined in the Ordinance and with any past interpretations that may have been rendered. Section 5.01 of the Ordinance states, "Any use that is not specifically allowed or not analogous is hereby declared to be prohibited. " Under Section 5.01, uses that are not otherwise referenced must be analogized to a listed use in order to be allowed. The difficulty in this instance, however, is that "Assisted Care Facility" is listed as a use subject to a special use permit; it is simply undefined. The Ordinance is silent as to the process to follow when a use is listed as "permitted" or "subject to a special use permit," but otherwise undefined. When the Town Council exercised its legislative discretion by enacting an ordinance that created separate and distinct terms for "group homes for the handicapped and elderly people," "nursing homes," "homes for the aged," "convalescent homes," and "assisted care facilities" within the context of a single provision of the Ordinance (see e.g. section 18.05), it is presumed to have meant different things for each of the terms. Accordingly, while it is helpful to look to the definitions of the other similar uses listed with"Assisted Care Facilities," none of them are controlling. Additionally, it appears the term"Assisted 16705 E.Avenue of the Fountains—Fountain Hills,Arizona 85268—(480)816-5122-Fax(480)837-3145 ZA Interpretation Assisted Care Facilities Page 2 Care Facility" does not have a uniform definition in common usage. Therefore, it is my duty, pursuant to this ZAI, to provide a definition I believe matches the Town Council's original intent. In reviewing the land-use definitions in the Ordinance, several relate to adult care activities. The definition of"Group Homes," while not an exact match, bears a strong resemblance to the activities I believe are generally occurring within or associated with Assisted Care Facilities. The Ordinance defines Group Homes as follows: Group Home for the Handicapped and Adult Care: A dwelling shared by handicapped and/or elderly people as their primary residence and their resident staff, who live together as a single housekeeping unit, sharing responsibilities, meals, and recreation. The staff provides care for the residents. A Group Home for the Handicapped and Adult Care does not include nursing homes, alcohol or other drug treatment centers, community correction facilities, shelter care facilities, or homes for the developmentally disabled as regulated by the Arizona Revised Statutes Section 36-582. A primary difference between group homes and nursing and convalescent care facilities is the nature of the expected stay at each facility. While nursing home stays are intended to be temporary in nature, Group Homes and Assisted Care Facilities are often characterized as longer-term residential options for older citizens in need of some supervision. Accordingly, the Assisted Care Facility acts as their primary residence. Permanent residency is the hallmark of a residential use. I believe the February 24, 2015, narrative report for Morningstar of Fountain Hills best characterizes the building as "91 assisted living resident units." Other definitions such as "Hospital" and "Nursing Home" were also reviewed. As the proposed facility is not intended for "treatment or care of human ailments," it is clearly not a hospital. "Convalescent Homes"are defined by the Ordinance as"Nursing Homes" which, in turn, are defined as places for care of people convalescing. It is my understanding that the intended use for the proposed Morningstar Assisted Care Facility is for housing ambulatory, primarily healthy residents. As the primary focus of nursing and convalescent care is medical attention and rehabilitation, I do not believe it is appropriate to substitute those definitions for"Assisted Care Facility." It is also necessary to determine which type of residential land use category best fits Morningstar. In reviewing the land-use definitions in the Ordinance, it appears that the definition of "Dwelling, Multiple-Family", while not an exact match, most closely resembles the activities generally occurring within so-called Assisted Care Facilities due to the number of unrelated families/persons that may be residing in the facility at any given time. The Ordinance defines Multiple-Family Dwellings as follows: Dwelling, Multiple-Family: A building, built in accordance to the building code adopted in the Town or, if f1oir built prior to incorporation, adopted by Maricopa County, designed exclusively 16705 E.Avenue of the Fountains—Fountain Hills,Arizona 85268—(480)816-5100-Fax(480)837-3145 ZA Interpretation Assisted Care Facilities Page 3 CIO for occupancy by or occupied by two (2)or more families living independently of each other. Such building(s) shall have a connection,which is comprised, of a full ground to roof wall and a roof structure of not less than eight(8)feet in depth. While such facilities are generally run as a business,this does not alter the actual use the property is put to or the activities generally associated with such uses. All of which are generally residential in nature rather than commercial or industrial. Accordingly, it is my interpretation that an Assisted Care Facility is a multi-family residential land use catering to the handicapped and or elderly. Therefore,until such time as a definition is included in the Ordinance,the following working definition will be used by this office when referring to Assisted Care Facilities: Assisted Care Facility: A multi-family residential land use in which handicapped and/or elderly people who are generally ambulatory reside and which acts as their primary residence together with their resident staff, sharing responsibilities, meals, and recreation. The staff provides care for the residents. An Assisted Care Facility does not include nursing homes, alcohol or other drug treatment centers, community correction facilities, shelter care facilities, or homes for the developmentally disabled as regulated by the Arizona Revised Statutes Section 36-582. It must also be noted that this determination,while not officially rendered in a letter, has been previously applied to another Assisted Care Facility proposal in Fountain Hills. In the previous case the property owner relied on this determination when applying for the necessary permits. In order for the Town to remain fair and consistent all similar proposals for assisted care facilities must be provided with the same information. Pursuant to the Fountain Hills Zoning Ordinance Section 2.07.A: any person who is aggrieved by this Zoning Administrator's Interpretation has the right to appeal this interpretation to the Fountain Hills Zoning Board of Adjustment on forms furnished for that purpose within fifteen(15)days of the date of this letter. Sincerely, 1Wobe Rodgers Senior Planner&Zoning Administrator Town of Fountain Hills 16705 E.Avenue of the Fountains Fountain Hills,AZ 85268 Phone: (480) 816-5138 Email: rrodgers@fh.az.gov C 16705 E.Avenue of the Fountains—Fountain Hills,Arizona 85268—(480)816-5100-Fax(480)837-3145 cor ANT MN y! 4c0 -�� Town of FOUNTAIN HILLS - ' Development Services Department r ' w . Planning & Zoning Division that is xv July 29,2015 Bart M. Shea Shea Connelly Dev. LLC, 7904 E Chaparral Rd Scottsdale AZ 85250 Re: Appeal of the Zoning Administrator's Determination regarding the Morningstar Assisted Living Facility. Case#AP2015-0I Dear Mr. Shea: The above-noted zoning appeal has been scheduled before the Fountain Hills Board of Adjustment on August 18,2015. This hearing will begin at 6:30 PM and will be held in the Fountain Hills Town Council Chambers in the Town Hall at 16705 E.Avenue of the Fountains. Pursuant to the approvals outlined in the Town Manager's letter to you, dated July 23, 2015, the property for the Morningstar Assisted Living Facility has been fully entitled and no additional zoning approvals are necessary. As such, the Town of Fountain Hills considers appeal to be unnecessary as any questions relating to the land-use entitlements have been rendered moot by the Town Council approvals referenced in the above-noted letter. However, because you have indicated a desire to continue with the appeal process despite the finality of the zoning entitlements,the hearing will be held as noted above. Please be prepared to present your appeal to the Board of Adjustment and to answer any questions they may have. Sincerely, obert odgers Senio Planner&Zoning Administrator Town of Fountain Hills 16705 E. Avenue of the Fountains Fountain Hills,AZ 85268 Phone: (480)816-5138 Cor Email: rrodgers@fh.az.gov 16705 E.Avenue of the Fountains—Fountain Hills,Arizona 85268—(480)816-5122-Fax(480)837-3145 CITY OF AVONDALE ZONING ORDINANCE Assisted Living Facility: A facility served by a common kitchen that provides living quarters and assistance to residents for daily living activities such as bathing, dressing, taking medications and transportation, and is not licensed by the State of Arizona as a nursing home. Group Home: Housing occupied by unrelated persons who live in a dwelling because of a disability and may include staff persons, who may or may not be domiciled in the dwelling, who provide support services, including but not limited to domestic,medical,rehabilitation,or other similar services. Land Use Matrix P = Permitted Use C =Conditional Use Permit required. PC=Permitted with Conditions - =Not Permitted LAND AG RR-43 RR-18 R1-35 R1-15 Rl-lt) R1-8 R1-6 R1-5 USE Group Home LAND USE R-2 R-3 R-4 MH Assisted Living C C C - Facility Group Home P P P P A. Assisted Living Facility may be permitted in certain residential zoning districts as a conditional use. LAND USE R-O C-O C-1 C-2 C-3 Assisted C C - - - living facility D.An assisted living facility,or similar use may be permitted as a conditional use in certain commercial districts,provided that no such facility is located on a lot with a property line within one thousand, three hundred twenty (1,320) feet,measured in a straight line in any direction,of the lot line of another facility or group home. L ,4s-ov /24A✓h Casa Grande City Code 17.12.700 Group home. "Group home" means a single, residential structure having common kitchen facilities occupied by more than six persons having physical, mental, emotional, or social problems and living together for the purpose of training, observation, and/or common support on a twenty-four hour per day basis, except that a residential facility shall not be included in the definition of group home. 17.12.1230 Residential facility. "Residential facility" means a single residential structure having common kitchen facilities, occupied by six or fewer persons having a physical, emotional, social or developmental disability, and living together for the purpose of residential training, observation, and/or common support, in which care is provided on a twenty-four hour per day basis. The limitation of six or fewer persons does not include the operator of a residential facility, members of the operator's family or persons employed as staff, except that the total number of all persons living at the residential facility shall not exceed eight. UR RR SH R-1 R-la R-2 R-3 R-4 B. Conditionally Permitted Uses Group homes o o o `441. City of Chandler Group home: A residential dwelling unit for a group of no more than five (5) unrelated non- transient persons. excluding staff, who do not have a disability, and are not living together as a single housekeeping unit. Group home facilities may or may not be licensed by the state or another governmental authority. This definition shall not include group homes for the developmentally disabled nor adult foster care homes as specifically defined and provided for by the Arizona Revised Statutes. Residential care home: A residential dwelling unit for a group of no more than five (5) unrelated persons, excluding staff, who are not living together as a single housekeeping unit and in which every person residing in the facility (excluding the service provider, members of the service provider's family, or persons employed as facility staff) is an individual with a disability. Residential care home service providers may or may not be licensed by the state or another governmental authority. This definition shall not include group homes for developmentally disabled nor adult foster care homes as specifically defined and provided for by the Arizona Revised Statutes. �,,f ,,sr.42' ' City of Flagstaff Group Home: A residential facility for eight or fewer unrelated persons providing living facilities, sleeping rooms, and meals. This use shall be considered as a single-family dwelling in terms of applicable building form standards. The number listed does not include the operator, members of the operator's family, or persons employed by the operator as staff, except that the total number of persons living in a group home shall not exceed 10. This category does not include a home for the developmentally disabled or other institutional uses such as protective living or sheltered care facilities, see "Institutional Residential." Institutional Residential: Facilities for living, sleeping, and sanitation and may include facilities for eating and cooking, for occupancy by other than a family. La Robert 'Bob' Rodgers From: Paul Mood Sent: Monday,August 10, 2015 1:48 PM To: Robert'Bob' Rodgers Cc: Paul Mood Subject: FW:Assisted Living Zoning Classification and Land Use in Glendale,AZ Bob, See the email below from the City of Glendale regarding the MorningStar at Arrowhead project. Assisted Living falls under the "Congregate Care Facility and is defined under Article 2 of Glendale's Zoning Ordinance as follows: Congregate Care Facility: A long-term residential facility for elderly persons within which are provided living and sleeping rooms, a common dining room, laundry services,and room cleaning. Such facilities may also provide other services such as transportation for routine social and medical appointments. -Paul Mood From: Ritz,Thomas [mailto:TRitz@aGLENDALEAZ.com] Sent: Monday, August 10, 2015 1:28 PM To: Paul Mood Cc: Perry, Tabitha Subject: RE: Assisted Living Zoning Classification in Glendale, AZ As we discussed, Assisted living facilities as defined in the definitions section, are permitted with a Conditional Use Permit in the R-3, R-4, and R-5 multiple residence zoning districts only. They are also permitted in the Midtown, Beet Sugar, and Market character areas of the Glendale Centerline Overlay District,once the Overlay District is applied for and granted for a property. As we discussed, Morningstar is zoned PAD (Planned Area Development). Tabitha Perry was/is the case planner on the Morningstar project, and can answer questions concerning details of that specific development. From: Paul Mood [mailto:pmood©fh.az.gov] Sent: Monday, August 10, 2015 9:38 AM To: Ritz,Thomas Subject: Assisted Living Zoning Classification in Glendale, AZ Thomas, Per our conversation can you please clarify how Glendale classifies large Assisted Living Facilities as well as the residential and commercial zoning districts where they are permitted uses either outright or by special use permit. Thank you, Paul Mood, P.E. Development Services Director Town of Fountain Hills 16705 E.Avenue of the Fountains Fountain Hills,AZ 85268 Code of the City of Glendale Adult Care Home: A long-term residential care service,licensed by the State Department of Health Services, functioning as a single housekeeping unit in an environment in which staff persons provide supervision, personal care, meals, education, and participation in community activities of not more than ten (10) adult residents who are unrelated to the manager or owner of the adult care home and who require the assistance of not more than one (1) person to walk to or transfer from a bed, chair or toilet, but who are able to self- propel a wheelchair. An adult care home does not include group homes for the disabled, nursing homes, shelter facilities, medical institutional uses, alcoholism or drug treatment centers, or community correctional facilities. This definition shall not apply to a home for the developmentally disabled as regulated by A.R.S. § 36-582 to the extent of state preemption of local zoning regulations. Congregate Care Facility: A long-term residential facility for elderly persons within which are provided living and sleeping rooms, a common dining room, laundry services, and room cleaning. Such facilities may also provide other services such as transportation for routine social and medical appointments. • �IFSA Mesa Zoning Ordinance Chapter 86:Land Use Classic cation Types (bp Multiple Residence. Two or more primary dwelling units on a single lot. Types of multiple residence dwellings include duplexes,garden apartments,and multi-story apartment buildings. Assisted Living. A residential care institution intended for occupancy by persons of advanced age or limited ability for self-care, which may provide food, transportation, recreation,or other services to the residents thereof, and which is licensed by the Arizona Department of I Icalth Services to perform supervisory care, personal care, or custodial care services. The term shall include boarding houses, dormitories,apartments,and similar multiple-residence living arrangements when operated as an assisted living facility as defined herein, but shall not include group homes for the handicapped, adult care homes,nursing homes,hospitals,or hotels. Day Care Group Home. A facility, the primary use of which is a residence, in which care of children through the age of 12 years is regularly provided for compensation for periods of less than 24 hours per day. Small Day Care Group Home.Home daycare for less than 5 children full-or part-time. Large Day Care Group Home. Home day care for not less than 5 children full-time and part- time but no more than 10 children full-time and part-time. Group Residential. A residential facility of 6 or more unrelated persons providing living facilities, sleeping rooms, and meals, and which shall have a permit issued by the Maricopa County Health civ Department as a boarding home. Boarding House. A dwelling in which the owner(s) or primary occupant(s) provides 3, 4,or 5 bedrooms as lodging for compensation and in which food may be served to the occupants thereof. The occupancy of 1 or 2 bedrooms for compensation shall not be considered a boarding house, provided not more than 2 guests shall occupy each bedroom. The term shall include group homes, dormitories and similar congregate-living arrangements but shall not include hospitals, nursing homes, hotels, group homes for the handicapped, social service facilities as specified in this Zoning Ordinance, hotels and motels, bed and breakfast establishments or a dwelling occupied by 1 or more individuals living together without supervision as a single housekeeping unit. Correctional Transitional Housing Facility (CTHF). A supervised residential center where individuals who are completing a sentence, reside for a defined period of time for counseling, job placement assistance, and similar services that assist in transitioning from institutional to community living. A C IIIF is not exempt from the tax imposed under Mesa City Code §5-10- 445. The term shall include any boarding house, dormitory, or apartment building or other dwelling when developed, promoted, advertised, or operated as a Cl'IIF, but shall not include group homes for the handicapped, or any facility providing counseling or other services to individuals who do not reside on the premises. The maximum number of residents is limited to 30. 86-4 ��4rZ•�a s� /, 4z Paradise Valley Assisted Living Home: A dwelling shared as a primary residence by persons who are disabled, as defined in Arizona Revised Statutes §41-1491, who do not meet the definition of "family" as set forth in this section, who live together as a single housekeeping unit in an environment in which staff persons provide supervisory care, personal care and/or custodial care for the residents. This definition shall not apply to a home for the developmentally disabled as regulated by Arizona Revised Statutes §36-582. Article XVII. ASSISTED LIVING HOME Section 1701. Assisted Living Home, subject to the following provisions: A. Distribution of Uses. No assisted living home shall be located on a lot within one thousand three hundred and twenty (1,320) feet, measured by a straight line in any direction, from the lot line of another assisted living home located within the Town of Paradise Valley or any other adjacent jurisdiction. B. Occupancy. The number of residents at such home shall be limited by applicable state laws, including any minimum square footage requirement per person, but in no event shall the number of residents exceed ten (10), not including staff. C. Licensure. Such home shall be licensed or certified by the State of Arizona, and satisfactory evidence thereof shall be on file with the Town. In the event that the State of Arizona revokes or terminates the license or certification to operate such a home, the person operating the home shall immediately cease operations and inform the Town of such revocation or termination. D. Administrative Review. Such home shall be reviewed and approved by the Planning Department Director, or designee, for building code and land use compliance prior to the use commencing. E. Code compliance. Such home shall comply with all applicable Town codes, including building codes, fire safety regulations, zoning and subdivision codes. F. Compatibility. Such home and its premises shall be maintained in a clean, well-kept condition that is consistent in materials and design style with homes in the surrounding or adjacent neighborhood. G. Threat to Community. Such home shall not house any person whose tenancy would constitute a direct threat to the health or safety of other individuals or would result in substantial physical damage to the property of others. H. All parking by staff associated with such home shall be on site. Now. City of Phoenix Zoning Ordinance Chapter 2 RULES OF CONSTRUCTION AND DEFINITIONS 202 Definitions. Assisted Living Center: A residential care institution that provides resident rooms,or residential units,to I 1 or more handicapped or elderly persons. The facility provides, or contracts to provide, supervisory care services, personal care services, or directed care services on a continuous basis. An assisted living center shall be licensed by the State of Arizona. +86 Assisted Living Home: A dwelling unit shared as their primary residence by one to ten handicapped or elderly persons living together as a single housekeeping unit, where staff persons provide on-site care, training, or support for the residents. The facility provides, or contracts to provide, supervisory care services, personal care services,or directed care services on a continuous basis. An assisted living home shall be licensed by the State of Arizona.+86 L L 72fPe Robert 'Bob' Rodgers From: Kingsby II, Obenia[Obenia_Kingsbyll@tempe.govj Sent: Friday,August 07, 2015 9:38 AM To: Robert'Bob'Rodgers Subject: RE:Assisted Living Facility From a planning perspective we still look at it as residential but for a facility of this magnitude the zoning designation would have to be agricultural or multi-family and is classified as a nursing home instead of a group home.The number of beds is not limited if the proposal meets all zoning and development codes in conjunction with building safety requirements. OL'enra KingsIT If. Planner-I From: Robert 'Bob' Rodgers [mailto:rrodgers@fh.az.gov] Sent: Wednesday, August 05, 2015 8:51 AM To: Kingsby II, Obenia Subject: RE: Assisted Living Facility Thanks for the quick response. That is the way we define them also. So,to be clear, I'm talking about the large 100+bed facilities. Does Tempe make any distinctions based on size or number of beds? Bob 1p6ert Rodgers Senior Planner& Zoning Administrator Town of Fountain Hills 16705 E. Avenue of the Fountains Fountain Hills, AZ 85268 Phone: (480)816-5138 Email: rrodgers@th.az.gov From: Kingsby II, Obenia [mailto:Obenia Kingsbyll@tempe.gov] Sent: Wednesday, August 05, 2015 7:45 AM To: Robert'Bob' Rodgers Subject: Assisted Living Facility Good Morning Mr. Rodgers, Assisted living facility are classified as group homes in Tempe. And group homes are designated as a residential use with the City of Tempe. Please contact me if you have any questions. Thank you, Obenia hinssby II, Planner I Full Cutoff means zero intensity at or above the honzontal plane (90 degrees above nadir) and limited to a value not exceeding 10% of lamp lumens at 80 degrees above nadir. Often referred to as "fully shielded' Section 7-108 "G" Definitions. Garage: commercial means a building designed or used for servicing. repairing, or storing motor vehicles for compensation. Garage, private means a building, or portion thereof. in which motor vehicles used by the tenants on the premises are stored or kept A private garage may also provide public parking Garage, public park:nq means a building, or portion thereof, in which the public may park motor vehicles with or without a fee. Geometric shape means the smallest area of a square, rectangle, circle or triangle used to calculate signaae area of a sign face. Grade means the :op of curb, or top of crown of a street where no curb exists. as established at the midpoint of the front of the lot used for establishing building heights. Group home for adult care. persons with disabilities and child shelter means a dwelling shared as a primary residence by adult persons or used as a child shelter, and including resident staff who live together as a single housekeeping unit in an environment in which staff persons provide care, education and activities for the residents; but not including medical institutional uses, alcoholism or drug treatment centers, community corrections facilities and adult shelter care facilities. This definition shall not apply to a home for the developmentally disabled as regulated by A.R.S. §36-5582 to the extent of state preemption of local zoning regulations. For the purpose of this definition. children are under the age of eighteen (18:i. Ground floor 1'i;ndows means windows located on the first floor. Ground level means the portion of a building located on the first floor at grade. Guest quarters means an attached or detached building used to house guests of the occupants of the main building, which is not rented or leased independently from the main building. Guest quarters are defined as having space for a room or sleeping room and a bathroom with shower/tub, toilet and sink, which does not provide ingress or egress internally through the main residence. City of Temps,A:: 7-12.7 k'r?ncec mar ng ar d Development C cde [Z tobe•22, 2Xj Sco-rrsa4[Z'' ZONING INTERPRETATION CITY OF SCOTTSDALE NUMBER: 2002-2 DATE: August 1, 2002 SUBJECT: The definition of Adult Care Homes. Sect. 3.100,pg.4949.Definitions.General.Adult care homes. Sec. 5.012(A)(2).District Regulations.R1-190 single-family residential district. Use regulations. Permitted uses. Adult care homes. Sec. 5.102(A)(2).District Regulations.R1-43 single-family residential district.Use regulations. Permitted uses. Adult care homes. PURPOSE: There have been several requests for clarification regarding whether adult foster care and assisted living homes are covered by the criteria for adult care homes found in the Zoning Ordinance of the City of Scottsdale. This is because the State of Arizona has changed the statutory names and definitions of Adult Care Homes. This interpretation is meant to clarify that the criteria for these homes be applied to facilities with the new statutory names and definitions. DETERNIINATION: Adult Care Homes shall mean an adult foster care or assisted living home that is an assisted living facility defined by A.R.S. § 36-401. These definitions are included here for clarification and are not meant to replace the definition of adult care home found in the Zoning Ordinance of the City of Scottsdale. 6. "Adult foster care"means a residential setting which provides room and board and adult foster care services for at least one and no more than four adults who are participants in the Arizona long-term care system pursuant to chapter 29, article 2 of this title and in which the sponsor or the manager resides with the residents and integrates the residents who are receiving adult foster care into that person's family. 10. "Assisted living facility"means a residential care institution, including adult foster care, that provides or contracts to provide supervisory care services,personal care services or directed care services on a continuing basis. 11. "Assisted living home"means an assisted living facility that provides resident rooms to ten or fewer residents. The criteria for adult care homes established in Sec. 5.012(A)(2) and Sec. 5.102(A)(2)of the Zoning Ordinance of the City of Scottsdale shall apply to adult foster care and assisted living homes. I/1 4 r 'X'ri Pn h; Approved by: LISA COLLINS / JERRY STABLEY CUSTOMER SE E&COMMUNICATIONS DIRECTORZONING ADMINISTRATOR Dated U / Ot Dated '2---- City of Tucson Unified Development Code 11.3.7. RESIDENTIAL USE GROUP The Residential Use Group includes Land Use Classes and Land Use Types that are residential on a nontransient basis. The following Land Use Classes, Land Use Types, and examples constitute the Residential Use Group. B. Group Dwelling The residential occupancy of a permanent structure by five or more unrelated persons or by one or more individuals where the individual or group of individuals has the exclusive right of occupancy of a bedroom. Typical uses include fraternities; sororities; convents; dormitories; college student rentals; rooming and boarding; boarding houses, not primarily for travelers; and apartments where individual bedrooms are separately leased. Related persons include persons related by blood, marriage, domestic partnership as defined in Tucson City Code Chapter 17, Article IX or a legal custodial relationship. D. Residential Care Services Residential facilities that provide lodging, meals, and treatment to persons who are unable to be cared for as part of a single household. This use includes group homes and institutional living arrangements with 24 hour care. Residential Care Services are divided into the following land use types: Adult Care Service; Physical and Behavioral Health Service; Rehabilitation Service; and Shelter Care. The land use types are exclusive of each other. 1. Adult Care Service A Residential Care Service providing lodging, meals, supervision, and other support services to elderly or physically disabled individuals not related to the owner/manager of the facility. Typical uses include adult care homes, adult care facilities, and supervisory care facilities. Format Document Page 1 of 2 (mr Arizona State Legislature Bill Nuiroer Search El it :,'' • • • • Y i, • • • • Fifty-second Legislature-First Regular Session change session I printer friendly version Email a Member I Email Webmaster Senate House Legislative Council JLBC More Agencies Bills Committees Calendars/News I ARS TITLE PAGE NEXT DOCUMENT PREVIOUS DOCUMENT l 9-462.06. Board of adjustment A. The legis Live body, by ordinance, shall establish a board of adjustment, which shall consist of at least five but no more than seven members appointed by the legislative body in accordance with provisions of the ordinance, except that the ordinance may establish the legislative body as the board of adjustment. The legislative body may, by ordinance, delegate to a hearing officer the authority to hear and decide on matters within the jurisdiction of the board of adjustment as provided by this section, except that the right of appeal from the decision of a hearing officer to the board of adjustment shall be preserved. B. The ordinance shall provide for public meetings of the board, for a chairperson with the power to administer oaths and take evidence and that minutes of its proceedings showing the vote of each member and records of its examinations and other official actions be filed in the office of the board as a public record. C. A board of adjustment shall hear and decide appeals from the decisions of the zoning administrator, shall exercise other powers as may be granted by the ordinance and adopt all rules and procedures necessary or convenient for the conduct of its business. D. Appeals to the board of adjustment may be taken by persons aggrieved or by any officer, department, board or bureau of the municipality affected by a decision of the zoning administrator, within a reasonable time, by filing with the zoning administrator and with the board a notice of appeal specifying the grounds of the appeal. The zoning administrator shall immediately transmit all records pertaining to the action appealed from to the board. E. An appeal to the board stays all proceedings in the matter appealed from, unless the zoning administrator certifies to the board that, in the zoning administrator's opinion by the facts stated in the certificate, a stay would cause imminent peril to life or property. On the certification proceedings shall not be stayed, except by restraining order granted by the board or by a court of record on application and notice to the zoning administrator. Proceedings shall not be stayed if the appeal requests relief that has previously been denied by the board except pursuant to a special action in superior court as provided in subsection K of this section. F. The board shall fix a reasonable time for hearing the appeal, and shall give notice of hearing by both publication in a newspaper of general circulation in accordance with section 9-462.04 and posting the notice in conspicuous places close to the property affected. G. A board of adjustment shall: 1. Hear and decide appeals in which it is alleged there is an error in an order, requirement or decision made by the zoning administrator in the enforcement of a zoning ordinance adopted pursuant to this article. 2. Hear and decide appeals for variances from the terms of the zoning ordinance only if because of special circumstances applicable to the property, including its size, shape, topography, location, or surroundings, the strict application of the zoning ordinance will deprive the property of privileges enjoyed by other property of the same classification in the same zoning district. Any variance granted is subject to conditions as will assure that the adjustment authorized shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which the property is located. 3. Reverse or affirm, in whole or in part, or modify the order, requirement or decision of the zoning administrator appealed from, and make the order, requirement, decision or determination as necessary. H. A board of adjustment may not: 1. Make any changes in the uses permitted in any zoning classification or zoning district, or make any changes in the terms of the zoning ordinance provided the restriction in this paragraph shall not affect the authority to grant variances pursuant to this article. http://azleg.gov/FormatDocument.asp?inDoc=/ars/9/00462-06.htm&Title=9&DocType=ARS 8/4/2015 Format Document Page 2 of 2 2. Grant a variance if the special circumstances applicable to the property are self- imposed by the property owner. I. If the legislative body is established as the board of adjustment, it shall exercise all of the functions and duties of the board of adjustment in the same manner and to the same effect as provided in this section. J. In a municipality with a population of more than one hundred thousand persons, the legislative body, by ordinance, may provide that a person aggrieved by a decision of the board or a taxpayer who owns or leases the adjacent property or a property within three hundred feet from the boundary of the immediately adjacent property, an officer or a department of the municipality affected by a decision of the board, at any time within fifteen days after the board has rendered its decision, may file an appeal with the clerk of the legislative body. The legislative body shall hear the appeal in accordance with procedures adopted by the legislative body and may affirm or reverse, in whole or in part, or modify the board's decision. K. A person aggrieved by a decision of the legislative body or board or a taxpayer who owns or leases the adjacent property or a property within three hundred feet from the boundary of the immediately adjacent property, an officer or a department of the municipality affected by a decision of the legislative body or board, at any time within thirty days after the board or the legislative body, if the board decision was appealed pursuant to subsection 3 of this section, has rendered its decision, may file a complaint for special action in the superior court to review the legislative body or board decision. Filing the complaint does not stay proceedings on the decision sought to be reviewed, but the court may, on application grant a stay and on final hearing may affirm or reverse, in whole or in part, or modify the decision reviewed. D2007 Arizona Stale Legislature L http://azleg.gov/FormatDocument.asp?inDoc=/ars/9/00462-06.htm&Title=9&DocType=ARS 8/4/2015 Arizona Department of Health Services/Division of Licensing Services Offices of Assisted Living_& Special Licensing/Architectural Review Unit CITY / COUNTY AUTHORI CLEARANCE This section to be filled out by Licensing Applicant )10 ❑Assisted Living HOME(1-10 beds) ❑Assisted Living CENTER(11 or more beds) ADHS License: (existing factltties only) Assisted Living Facility Name (health care institution) Facility Address City County ,Arizona,Zip Service Type: ❑Directed Care ❑Personal Care ❑Supervisory Care Total#of persons to be receiving care: Total#of family and overnight staff: Facility Owner Name Owner's Phone Owner's Mailing Address Facility Contact Name Contact's Phone Contact's Mailing Address Contact's E-Mail address(es) ZONING DEPARTMENT CLEARANCE: This structure at the Facility Address(noted above)is cleared or otherwise authorized for occupancy by residents who are: ❑INCAPABLE of self-preservation Q ❑CAPABLE of self-preservation ONLY. cowIs the Facility Address(noted above)properly zoned for the owner's intended use?❑YES ❑NO If"NO"was checked,what requirements will have to be met before the zoning clearance can be obtained? Has a Special Use Permit been issued?❑YES ❑NO If"YES"was checked,does it authorize the intended use? OYES ❑NO Any Stipulations? Official's Name Official's (printed) Signature Official's Official's Title Phone Date BUILDING SAFETY DEPARTMENT CLEARANCE: This structure at the Facility Address(noted above)is cleared or otherwise authorized for occupancy by residents who are: ❑INCAPABLE of self-preservation OR ❑CAPABLE of self-preservation ONLY. Any Stipulations? Official's Name Official's (printed) Signature Official's Official's Title Phone Date FIRE DEPARTMENT CLEARANCE: This structure at the Facility Address(noted above)is cleared or otherwise authorized for occupancy by residents who are: ❑INCAPABLE of self-preservation OR ❑CAPABLE of self-preservation ONLY. Any Stipulations? Official's Name Official's (printed) Signature Official's Official's Title Phone Date ,,, Please attach a copy of the Fire Inspection Report C . ir \.:.....,,‘ , .. , ...... . . ..,., ,., , ,,, r„,„, , , , _ ,„, ::::,:tt, : 4 % t. , 14..s„to. . , ...-t,, , r_41. 'T,TAL- y -0c....).,1, L.,TA 11 ti,e4... .k. - -it't' .411r Zvi, �s sl4� A - 7 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: 2^d Submittal Z- MorningStar of Fountain Hills 2nd Submittal May 21, 2015 1 APPLICANT 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 St. 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 TABLE OF CONTENTS Introduction Page 1. Applicant Background 4 2. Project Summary- MorningStar of Fountain Hills 5 3. Operations - MorningStar Senior Living 8 A. Proposed Planned Area Development 10 B. Development Plan 1. Proposed Name of Development 11 2. Applicant Information 11 3. Legal Description 11 4. Location Map 12 5. Site Conditions 13 6. Proposed Land Use Areas 15 7. Parking Plan & Circulation Patterns 18 8. Signage 19 9. Lighting 20 C. Development Schedule 20 D. Economic Impact on Town of Fountain Hills 20 Appendix 22 3 INTRODUCTION 1.Applicant Background. The N-Shea Group (NSG) is a privately-held real estate investment, 0 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 DevelopmentsPN t - _ 41 The Montecito The Traditions San Marina Peoria,Arizona Scottsdale,Arizona Phoenix,Arizona 249 Units 364 Units 400 Units l!E' , , tom San Simeon Palm Cove San Riva Phoenix,Arizona Mesa,Arizona Phoenix,Arizona 352 Units 196 Units 280 Units 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 lle��'` senses, lifestyles fitted to senior needs, and a .►!=� holistic attitude of genuine care. Residents enjoy __ amenities like salons, spa baths, theaters and Wii7;::-..e5t IN Wes,-"7:: libraries as well as meals, social activities, r - - housekeeping and other services. Memory Care l _1 `, will be provided in a secure homelike environment , . . ...„ by impassioned staff members who are specifically `. .94+1 ii.• 4 .; .41 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. 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 csTh activity areas, create the very comfortable, residential setting for which MorningStar Senior �r.►� Living communities are known. MorningStar of t r.. , � a - P 1 ,i : tt R' r 1- 1 ' ,I Fountain Hills will employ approximately 70 full- - -4; =r41 ,i4 t i time and part-time staff, but the maximum '+" '.-, . ., y • AA ,°�� . number of staff on site at any one time will be ji approximately 25, which occurs between the ,,y ;N;;r hours of 10:00 a.m. and 3:00 p.m. when meal vis kh'!i� , t+ 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 6 • 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 • 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 L 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 r� decades of combined experience in real estate I investment, development, finance, construction, and operations. 4 �1,1,1 11` ( 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. 8 • 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. • 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: Nir r ,` PI a s® ®e' f 19 III p It it 1 T.I., 1 1 Ail i „ POI 1 it • `. s "w ... ' a. 'g.a la �7 1 f� t roof Nit" il—D c i ..40r- , 9 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 1. �--A--- -,p, "' irzk 's " .—%r'T""i +� ,- ,.. r r+ Y..'.,.. ♦ _ --- .. +! f� -e:,:• _ `- L -`c st_ Ate- .,y r..,,at�\ 'r-e r 11 ,�..t mom-+ ...--it Y + a _yam ` +' �'" ~ 'Mali i '. ".r- +row"w� `5.4 ',-9.are, _ lass _ J ____ 4. —— _ _ ,fir{ 5 3 ffil*,,s2.- ri Aker_L..'-'1P "'^j:k-.•LPG "'.', _ ^ .�.. ..^'' - ilei \ t '� SITE 1 ' , rt r T _ .p� yet 4 , ' t ,•-•- ,} . +ite _ • - -��'xm. i: :: .. 'fir ••r _. ' '` ir_ 10 B. DEVELOPMENT PLAN 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: .,,,,,.4,, . , ,,,.:7 4,,,,_, 2---,,,,,,,.,;„:„.:„.„:„... , " :,-„ ,,,._,,,;,..,,,,• -.-.,,,, : „. ......._. .,,„,,,•--,,,,,......::..,,,,,,„4.,,, * ,,,:ii, ', R i ,'w ' N--, 7.' ! lifjp.r..,, /N a'xr ---''''''''''. :-..;- ,4"":",,-,,...' � x # �xl tii cv ' 4:' 1 Y 1� vC'.• ?$ 'y ��. �� a. r - . ,�_ / .• „....____, ..,f,,,,,,o: SITE „� /$ `x , ArP-..., ..,,.._ s .','",.-'4 Sit.. i•' ' r •s. yy w . , .:, 1 �'�Y {{ H.'dii ��yr�'_��Viii, .4„ , .,* , . 4.. 4 . .: _ s A gll ' �� "rl T )41,,c, 4 '£ ifa .. i, • Y,,- �. /e- ; , — � .2.., y• .�». . ,,. 3. Tn • , �`� 'P fc. . T6 I — OFFICE COMPL K �� I L.21 / 410, �osENTER P05T ''44,Lf `w /041.1, 44* I u ����®�' . OFFICE s 7oWN 4jt% °F tilt ,,p©� TATES `°�"'. ;ENT- • coM CENTER •LAB'208 F CENTER I Lo 5 N1U :LIBRARY__ BLOCK 7,- n� 208, B CK 7NE51ACN G �"�,._,_� F OU3.5 A P faT Trp97R'251of An 63.5 AC y - LOT ii pal �A/N I'•41?Xx,4r E VILL ELDOS �o iWNE C-`T=R��n THE PL PRIMFRO DESERT SAGEI OUNT, +USE I CONDOS ON��S FOUNTAIN VIEW U , IENf, 'TRp LAZA WATERFRONT CONDO T CONDOS EL CASA •"�, LA RIME:• BELLA DESERT 3 • \ •-Z1• LA FOUNTAIN MIST i CO - VISTAIT „.!fl?! CONDOS '' c 12 4. Generalized Location Map—Continued: am' IA 0 t� \ SITE Vehicular Circulation Character � Atlrrrwl -- Boulevard 4-- - — • Avenue of the Fountains', NerghbYtkoad Collector 1 On StreetParking 5. Site Conditions "MorningStar of Fountain Hills" is planned as an Assisted Living ("AL") and Memory Care ("MC") 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. If a mixed-use project, the residential use is less than 50%. • East: The property to the east, is zoned TCCD, and contains the Lexington Hotel& Suites. • South: The property across Paul Nordin Parkway to the south, is zoned C-2, and contains an existing multi-family, condo development. • West: The property to the west, is zoned TCCD, and allows commercial and residential uses. a. Topographic Contours tiol -I..- • :•!•10 —1—.....• • .•• AYBNREOF THE FOUNTANS 1 1 — — �,r-, , • --— -—- {! • •• ...-- — ' , IV. 1T '\\ Iiip - -T ;rtr.. I} iiii LOTS \ y F I; 037 O TOFTIMSIIMI i3 I R ill 1 i � I ii kk +�sYrwr MAW Wire -I-- y s lI , Lori tCT2 LOTS \ 1 I '''s--j i ' ,-- _-._ � � -_ ..�_ �� ! trA r... 1I le ' I ` tot "-0 mar: I,I 0 ol MO —US dli ..*\- RIM 1/ PAUL NORMPNIKWAY a. ._.r�1.r..e tin - 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, AZ 85268 APN: 176-25-557, 176-25-558, 176-25-559 Gross Lot Area: 145,490 Sq. Ft. Project Data: Current Zoning: TCCD Proposed Zoning: The MorningStar PAD Lot Size: 145,490 SF (3.34 AC) Lot Coverage Allowed: 100% 145,490 Sq. Ft. (Under TCCD Zoning) Actual Usage: Assisted Living: 45,102 Sq. Ft. Memory Care: 17,335 Sq. Ft. Common Area: 19,113 Sq. Ft Total Roof Area: 81,550 Sq. Ft. Excess: 63,940 Sq. Ft. 15 c. Public streetscape and public open space are in place and already exist. `r. d. Building heights, lot area and setbacks are shown on architectural site plan according to the following: Building Setbacks Lot Bldg. West East Lot District Area Rear Height Front Side Side Coverage (Sq. Ft.) 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 ry^ f5 • _ .n' .• c'�: Yr ' / c• • ~ d/ „ �• a IRO s rA11' `G] r' 1 �. '.w", -�V i.lra'ili 4 _..1�i�'+�(:I �.I ,•�•.� ,�� .44' ,`�7'i5v �!�. 1�' Sr ''. :'./0il• (;.+�004•4 .t 1 ti`.fy 4 S yy `+ + r. X. 'riRT'l� A. it �rM��ci - • .�, .. � - Sys' 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. L 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 i. 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 Parg kin 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. Signs 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. 6" high Corten Steel Letters pan channel letters mounted to sand stucco finish wall _ �� Smooth CUM block cap and band MORNING STAR o —Split finish CMU block columns FOUNTAIN HILLS and base • ;I _ —Fountain Hills Logo • ■ --Smooth CUM block cap and band • MONUMENT SIGN ' A' TYPICAL VO \ LVF \ T SIG \ 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 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 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 APPENDIX 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 L1.0 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 L3.0 West Half Irrigation Plan L3.1 East Irrigation Plan L3.2 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 caw 22 oo D t ; o r - � � - a 8 - a 4 m i' i If ai z a = a iosI§ dr g d Ldg 00 : Kil Q � � a(� . 1J 0 -'o r g0Q ,- I. m p lr S9 016 IA - Qp m,2.2. . 3 u'-" ? u s ? .i S y y,, kg V at € CS "e i a fft i W ° 69 6 i; O ! 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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 feet 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 ITE Daily AM PM Land Use Description Code Quantity Units Trips 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. Stow kimley-horn.com 7740 N. 16th Street, Suite 300, Phoenix,AZ 85020 602 944 5500 Kim 1 e >) !j(tiy 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. �t?�no ram\ Charles R.Wright, P.E. d ' ;nl�lht ` i K:1PHX Tramc1191931000-SWC Saguaro Blvd&Avenue of the FountalnslReports12014 New LogolTraf Stmt 05112015.doc b7)�,SJ rD�,L�.� c 1 gj 12:' \r. kimley-horn.com 7740 N. 16th Street, Suite 300, Phoenix,AZ 85020 602 944 5500 • i fl kg Ei. 9! 1111 1 ; - i 4' Ili 11 I ;..055;:, II E !.. qi iiilk; - 1: 1 A ::.;-:.,,,, : < 1.1 ,.,., ..,,, .. . .., E illi f.i511! 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Ee §l�f+§k -ƒ Z m£ / k!{±r\; @ , ® _ - ilm2 ))! ! e 2 = • \ƒ - \/ {21. ne ` (r . `` &\�\`~� , o � ° ®\ \)\ {\) ��` OQ. \] )ƒee} _- $A « _a!/; k/ ��\ \£ <=e::,o I ),. [V14 1v.)o„m No. 3547 P 4��, •nity 9f YDO Not write in thin Space- icia1 use only k 14,► Eting Date g-�—.30 g Accepted Sy iii(` . dill: % Fee Accepted i'i 1. f' CIO n yr .r . . Case Manager ret The Town of Fountain Hills PLANNING&ZONING DEPARTMENT- APPLICATION Abandonment(Plat or Condominium) x Appeal of Adrrunlst ato:'s Interpretation Ayaa Specific Plan&Amendments Concept Pian Condominium Plat LZitIFlll Waiver ___ Development Ag Bement HPE Change or Abandonment General Plan Amendment Ordinance(Text Amendment) _._._. Planned Unit Ot efo sncnt Preliminary/final Plat Replet(Lot PITS,iflt splits, lot line adjustments) Rezoning(Man) Special Use Permit&Amendments Slb Plan Review(vehlti sales) Temporary Use Permit(Mean flee,Itapplcalifei Variance Other WW s a i 1PROJEt t: . LEGAL DESCRIPYtON: Plat Name Final Rout of Ulook 7.Plat 208 Block 7 L0l12.31 s PROPERTY ADDRESS: lc. .e ) Jk F t_: t fp.,.nut1,1$ PARCEL SIZE(Acres)al__ _ASSESSOR PARCEL NUMBER `7 i -. Sj4 NUMBER OF UNITS PROPOSED el _TRACIS eagnNo ZONING Residential PROPOSED ZONING commercial ..r Applicant Mrs, David W.Lunn Day Phone 480 60 .13b0 Ms. Address: 14555 N.Scottsdale Road,Suite 240 City: Scottsdale StatQ: AZ Zlp: 85254 Emil: devld@dkliawrrm rcm _-- Owner ... Mrs. Park Piece Properties,I.IC(Sam Gombacerla1 Day Phone�.._____.______ Mr. Ms- Address; 15830E Greenbrier Lane may; Fount rin h9iA9 Statt; Az Zip: 86268 ilalysIkalsoLrApingsubnri brsor»eanr other owner oftrlsonvDet'eerier conslrfembbr,tImastignkolow Mgt be crortplated . SIGNATURE OF OWNER t, _ DATE T I HERESY AUTHORIZE David W.L n TO FILE THIS AP T1ON. FsnZIP Ptini Sub-, , k t J: -.m before me tills '4 a7 day of it it. ,20 /r ir..%/�sr , My Commissian Expires _,¢ a f/,a/ -_ V Notary Put& J .- - -- — — 5 Ci3 oinclAui..s t Case File Number i Appaica':9on -Rrlw&ni i0-2U(7 r DAM WEGNER A [[11 Y I S_ Pass 2 ors ( Notary Palk-State vt U hots i �7 My Cornmissiun Expres flea 7.2017 DAVID W.LUNN DKL L.AW, pi_ (480)500-1360 david@dkllawfirm.com April 29, 2015 VIA FACSIMILE, E-MAIL, U.S. MAIL Robert Rodgers Senior Planner& Zoning Administrator Town of Fountain Hills 16705 E. Avenue of the Fountains Fountain Hills, AZ 85268 (480) 837-3145 Re: Appeal of Zoning Administrator's Deterntincrtion re Morningstar Assisted Living Facility Dear Mr. Rogers: In accordance with the discussions during our meeting this afternoon, we are filing the notice of appeal of the Zoning Administrator's Determination dated April 14, 2015. We will have the filing fee and notarized signature page of the attached Planning and Zoning Department Application Packet hand-delivered to your attention tomorrow. Pursuant to the Town of Fountain Hills (Town) Submittal Requirements. in connection with the Appeal, we are required to set forth: (1) a description of the proposed project: (2) section number of the applicable code for which the appeal is being filed, and (3) a brief explanation of the reason for the appeal. Item number one is set forth in the attached April 8, 2015 correspondence. With regard to the second item, the Appeal is being made pursuant to Fountain Hills Zoning Ordinance Section 2.07.A. Item three is set forth in great part in the attached April 8, 2015, correspondence, but will be further elaborated on below. The proposed Morningstar Assisted Living Facility ("Facility") is a commercial product. However, on April 14, 2015, the Town's Zoning Administrator set forth his analysis as to why he believes that Facility is a residential facility. He concluded that the proposed Facility most closely resembles a"Group Ilome." 14555 N.Scottsdale Road, Suite 240. Scottsdale,Arizona 85254 (480)500-1360(Phone) j (480)500-7341 (Fax) Mr. Robert Rodgers April 29, 2015 Page 2 In reliance on that position. the Zoning Administrator relies on the definition of"Group Home" as set forth in Chapter One of the 1 own's Zoning Ordinance. However, the Zoning Administrator's reliance on that definition is misplaced. In order to be a Group Home. a facility must meet the following criteria: 1. Must be a dwelling; 2. Resident staff must live in the dwelling unit; 3. Residents of dwelling unit must share responsibilities: meals and recreation (must have a kitchen available to prepare meals); Zoning Ordinance at Chapter 1. As set forth more fully in the attached April 8, 2015 correspondence. because the units in the Facility do not, among other things. have kitchens in the units. the units cannot be dwelling units. The staff at the Facility work at the Facility but do not reside at the Facility. They are employees who are not permitted to reside in the Facility. With regard to sharing responsibilities and meals, there are no kitchens in the living units, so that requirement is not met. The Facility is not a "Group Home" by the Tovn's own definition. Although not included in the Town's definition of Group Home, Group Homes may only house a limited number of residents. On the other hand. the Facility has 91 individual units. The Facility is not a Group Home. The Zoning Administrator also notes that "a primary difference between group homes and nursing and convalescent care facilities is the nature of the expected stay at the facility." Statically, individuals who stay in Assisted Living Facilities live there for approximately two years. Thus, contrary to the Zoning Administrator's statement, these are short-tenn options for individuals. The above summary, in addition to the attached April 8. 2015. set forth a brief explanation of the reasons for the appeal. Assisted Living Facilities require commercial zoning. The Facility is not a residential Facility. Please contact me if you have any questions or comments. Very truly yours. f, .. : . David W. Lunn 1025-0001 Mr. Robert Rodgers April 29, 2015 Page 3 DWL/dwl cc Andrew McGuire Bart Shea( .. . . ,c0-11c_com) Brad A. Ahrens (.,,thi_cns f.i n-s4_roup.com) 1025-0001 W. LUN DKL LAW, PLLC (480)5 0 1360 N david@dkllawfirm.com April 8, 2015 VIA ELECTRONIC MAIL Andrew J. McGuire Gust Rosenfeld, P.L.0 One East Washington, Suite 1600 Phoenix,Arizona 85004 amcguirega,gustlaw.com Re: Zoning Determination for Morning Star of Fountain Hills Assisted Living Facility Dear Andrew: Pursuant to our discussions,we are sending you a more detailed analysis why the Morning Star of Fountain Hills Assisted Living Facility (the"Facility") is a commercial building and not a residential building as Mr. Rodgers, the Senior Planner& Zoning Administrator for the Town of Fountain Hills ("Town"), determined. I'm confident that you will conclude that the Facility it a commercial building. BACKGROUND There have been several submissions and meetings over the past several months regarding, inter alia, the application for the Special Use Permit for the Facility. N-Shea Group, LLC ("N- Shea")was recently told that the Zoning Determination for the Facility was made in Mr.Rodgers' March 9, 2015, letter. While there is no specific reference to such zoning determination, we presume it can be inferred from Mr.Rodgers statement that proposed PAD contained 509 dwelling units, and, therefore,the Facility if a residential facility. To be clear, however,the PAD contains 400 Dwelling Units (as defined by the General Plan (2010) and Zoning Ordinances ("Zoning Ordinances" or the "Code) and 91 commercial/institutional assisted living units (also as defined by the General Plan (2010) and Zoning Ordinances). ANALYSIS As a preliminary consideration,we note that the purpose of the Town's Zoning Ordinances is to promote the general plan. (Chapter 1 at § 1.04). To further that intent, the Zoning 14555 N. Scottsdale Road,Suite 240,Scottsdale,Arizona 85254 (480)500-1360(Phone) I (480)500-7341 (Fax) Andrew McGuire, Esq. April 8,2015 Page 2 Star Administrator is obligated to, among other things, provide advice to all applicants for zoning adjustment actions. (Chapter 1 at § 1.08(3)). The Zoning Administrator is also charged with the duty to interpret the zoning ordinance to members of the public. Id. at § 1.08(4). As a preliminary consideration, in order for the Zoning Administrator to fulfill its obligations to provide zoning advice to members of the public, such as Park Place Properties, LLC ("Park Place") and N-Shea, the members of the public are not receiving adequate assistance when the Zoning Administrator makes a simple proclamation that a project is residential without giving the reasons behind his determination. Nevertheless, the reason behind the Zoning Determination here is not critical to our analysis, because we see no legal support nor factual support for that determination. As you know the under the Town's General Plan (2010) the subject Facility is contained within the Town Center Commercial/Mixed-Use Zoning District. Chapter 3 of the General Plan (2010) (Land Use Element)addresses the Mixed-use category. The Zoning Ordinances at Chapter 18 § 18.01 (Town Center Commercial Zoning District —current zoning) states that: The principal purpose of this zoning district is to provide for a variety of pedestrian- oriented retail, office, lodging, residential and civic land uses in the Town Center area. The intent of the district is to encourage the development and sustainability of a vibrant mixed-use area where residents and visitors can live,work, shop,dine, be entertained, enjoy community and cultural events and contribute to the economic viability of the Town Center area and the Town as a whole. Chapter 18 § 18.03(B)sets forth the permitted uses in this Zoning District. Chapter 18 § 18.03(C) specifically includes within the permitted uses Multi-Family Residential Dwellings. As set forth more fully herein, by the Town's own definition of a Dwelling and/or Dwelling Unit,the subject Facility cannot be properly characterized as a Residential Dwelling. In fact,the International Building Code("IBC") § 308,dictates that the Facility is an Institutional Group facility. Section 3 of the IBC, at 308.3 specifically includes Assisted Living facilities within that group. This is not a residential facility. The Facility here is specifically addressed in another Section of Chapter 18 of the Code. Pursuant to Chapter 18 § 18.05, other uses are permitted in this Zoning District subject to the issuance of a Special Use Permit. As set forth in Chapter 18 § 18.05(B), those categories of uses subject to Special Use Permits are: Group Homes for Handicapped and Elderly People, Nursing homes, Homes for the Aged. Convalescent Homes, and Assisted Care Facilities. In order for a Residential Zoning Determination to be made, there are certain criteria that must exist. But first, let's consider the purpose of the Zoning Ordinance as a whole. The purpose for the Zoning Ordinance (Chapter 1 at§ 1.12) is as follows: firow 1028-0006 Andrew McGuire, Esq. April 8, 2015 Page 3 For the purpose of this ordinance, certain words and terms used herein are defined as follows: All words used in the present tense include the future tense; all words in the plural number include the singular number, all words in the singular number include the plural number, unless the natural construction of the wording indicates otherwise. Gender shall be universal; any reference to one gender shall also implicitly refer to the other gender. The word "shall" is mandatory and not discretionary. Other words and phrases used in the ordinance shall have the following meanings: Dwelling Units Under the Zoning Ordinances(Chapter 1 at § 1.12) a Dwelling is defined as follows: A building or portion thereof, built in accordance to the building code adopted in the Town or, if built prior to incorporation,adopted by Maricopa County,designed exclusively for residential purposes, including single-family and multiple-family dwellings; but not including hotels.motels, boarding and lodging houses, fraternity and sorority houses, rest homes and nursing homes, or child care nurseries. Chapter 1 § at 1.12 goes on to define a dwelling unit as: �., A building or portion thereof having restricted access to one kitchen or area convertible to kitchen activities,built in accordance to the building code adopted in the Town,or if built prior to incorporation,adopted by Maricopa County,designed exclusively for residential purposes, including single-family and multi-family dwellings; but not including hotels,motels, boarding and lodging houses,fraternity and sorority houses, rest homes and nursing homes, or child care nurseries. None of the units in the Facility contain restricted access to one kitchen or area convertible to kitchen activities. The State of Arizona does not permit kitchen areas to be contained in licensed assisted living facilities. The Facility lacks the necessary elements to be a residential facility. This Facility cannot be permitted or licensed as a residential product. It is a commercial building. What is clear from the Code, read as whole, a fundamental element for being subject to the residential zoning requirements is that the residents must be able to live independently. That is why Dwelling Units must contain kitchen areas, so that residents do not have to rely on others for their nourishment. To the contrary, people occupying units in an assisted living facility are essentially wholly dependent on others to fulfill their nourishment requirements as well as other living needs. No other interpretation of the Code is supported by the plain, clear language in the Code. 1028-0006 Andrew McGuire, Esq. April 8,2015 (6, Page 4 Chapter 1 § at 1.12 also defines Nursing Homes as: A structure operated as a lodging house in which nursing,dietary and other personal services are rendered to convalescents, not including persons suffering from contagious diseases, and in which surgery is not performed and primary treatment, such as customarily is given in hospitals and sanitariums, is not provided. A convalescent home shall be deemed a nursing home. As set forth above,the TCCD Zoning states the both Nursing Homes and Assisted Living facilities are subject to approved Special Use Permits. Although the Zoning Ordinances do not define"Assisted Living Facility,"the Zoning Administrator is required to consider similar uses,which are listed in the Code,when making a zoning determination (Chapter 5 at § 5.02(D). An Assisted Living facility closely falls within the definition of a Nursing Home. If Assisted Living facilities are Multi-Family Residential dwellings, why does the City require a Special Use Permit to develop an Assisted Living facility? Neither the General Plan (2010) nor the Code contemplated that Assisted Living facilities fall within the City's residential zoning classification. A careful consideration of the Code, the General Plan(2010), the applicable IBC regulations, and the State of Arizona's licensing requirements, compels a finding that the Facility falls within the Commercial Zoning designation and not a Residential Zoning designation. As we discussed, time is of the essence with regard to this issue. If the Zoning Administrator is not inclined to change his zoning determination from residential to commercial in connection with the Facility, we request that the Zoning Administrator promptly set forth, in detail,the legal and factual support for his zoning determination. Kindest regards, David W. Lunn DWL/dwl 1028-0006 AIN ly�� fo"" fp Town of FOUNTAIN HILLS DEVELOPMENT SERVICES : DEPARTMENT 04, 'hat is No. July 9,2015 • Bart M. Shea N-Shea Group LLC 14555 N. Scottsdale Road, Suite 240 Scottsdale,Arizona 85254 Re: Morningstar"At-Risk"Grading Permit 2015-249-AR Dear Mr. Shea: Attached is your at-risk grading permit for the Morningstar of Fountain Hills project. The Town has received copies of the Maricopa County Dust Control Permit and ADEQ Notice of Intent. Please note the requirements below from the letter agreement dated July 9, 2015 that are required prior to work starting on the site. 1. Per Paragraph 6; provide to the Town the appropriate certificate of insurance and endorsements as required. 2. Per Paragraph 6, I; if any work is subcontracted, Developer shall execute written agreements with its subcontractors containing the indemnification provisions set forth in the agreement and insurance requirements protecting the Town and Developer. Developer shall be responsible for executing any agreements with its subcontractors and obtaining certificates of insurance verifying the insurance requirements. 3. Per Paragraph 8: Stormwater Management Plan pollution control measures shall be in place prior to beginning work on the site. Staff has also provided comments that control measures shall be put in place to protect the two catch basins on the north side of Paul Nordin Parkway east of the project site as any runoff from the site will flow to these catch basins and into the Towns storm drain system. While Shea-Connelly Development, LLC holds a valid Town of Fountain Hills business license, any subcontractors performing work on the site will also need to obtain a Town of Fountain Hills business license. The business license application can be found at: http://www.fh.az.gov/400/Business-Licenses 16705 E.Avenue of the Fountains, Fountain t tills,AZ 85268 (Tel)480-816-5129 (Fax)480-837-3145 Section 7-6-1 of the Town Code relates to the approved working hours. Please make your subcontractors aware of these requirements. A copy of Article 7-6 of the Town Code has been attached for your convenience. Sincerely, r7,7,(1:7, Paul Mood, P.E. Development Services Director Cc: Grady Miller,Town Manager Andrew McGuire,Town Attorney Attachments 1111., 16705 E.Avenue of the Fountains, Fountain Hills,AZ 85268 (Tel)480-816-5129 (Fax)480-837-3145 Town of Fountain Hills4t 16705 E. Avenue of the Fountains = 5 Fountain Hills,AZ 85268 Y } (480) 816-5100 `phi,6 xfo BUILDING PERMIT PERMIT NUMBER: 2015-249-AR Construction Address: 16750 N PAUL NORDIN PKWY Permit Type: AT RISK GRADING Legal Description: 208-7-2 Parcel#: 176-25-557 Zoning District: Contractor: Owner: SHEA-CONNELLY DEVELOPMENT MORNINGSTAR OF F.H. 14555 N SCOTTSDALE RD#240 14555 N SCOTTSDALE RD#240 SCOTTSDALE,AZ 85254 SCOTTSDALE,AZ 85254 PLEASE CALL(480)816-5131 FOR INSPECTIONS Const. Occ Total Est. #Res Type Occupancy Load Area Value$ Bldg Ht. Units Lone Dist #Stories 0 0 SO 0 0 0.0 Remarks Permit Fee Breakdown: AT RISK GRADING PERMIT yle ..sn e4014S7`t✓r_7;44 Application#5946 1 Pal art i'N 1.,i, Ill III 1 ! T re 1 _ ■ LLe Cs! z0 IU V ! �Ltd�� > CCrrV c 1104 W rill Ak.0 - Z i ,1.,,._: CSII, ,,,cc 0,-;. "..., - '-;-.ci 1 op "1I v: W43 1 W P y GC7 z l.3 CL CIL e.,,,:•:::, X _ U � 10 = LLB �° 0 LL 0 0 C. 0 - I 3p adAL glit Z tin 0 VI y.. . '� <C 0 r4 lY ' '� LA 4 C .... -- c .— _ ? 0to _ �''� COE. i ILL Ai A A I A.{ ,. „ 1 .JauMO ! ssaJppd JapIing panssI ., Fountain Hills Town Code L Article 7-6 NOISE REGULATIONS DURING CONSTRUCTION Sections: 7-6-1 Regulations 7-6-2 Penalties Section 7-6-1 Regulations A. During the times hereinafter set forth, no construction activities of any kind, including but not limited to the making of an excavation, clearing of surface land and loading or unloading material, equipment or supplies, or the operation of mechanically powered tools anywhere in the town limits, shall be permitted,when such activities result in the generation of mechanically or electrically created noise that can be heard by a person with normal hearing within a residential building,the windows of which are closed,if such building is located within five hundred feet of the construction site. B. The foregoing limitations shall apply to the following times: 1. Prior to 5:30 a.m. and after 6:30 p.m. Monday through Friday from May 15 through September 15. 2. Prior to 6:00 a.m. and after 6:30 p.m. Monday through Friday during the remainder of the Lir year. 3. Prior to 7:00 a.m.and after 5:00 p.m. on Saturdays throughout the year. 4. At all times during Sundays and Legal Holidays. C. The following activities shall be excluded from such prohibition: 1. Noise resulting from perishable activities, defined as all concrete flat work, termite pre-treatment application and the delivery of perishable landscaping materials shall be allowed as necessary. 2. Noise generated by work being performed by a resident of a building or structure may continue until 10:00 p.m.but may not begin earlier than the times set forth in subsection B of this section. 3. Noise resulting from emergencies, including but not limited to, repair of roofs, windows, doors, electrical, plumbing and mechanical (HVAC) shall be permitted whenever necessary. An emergency shall be defined as any situation where work must be performed in order to prevent serious injury to persons or property. Section 7-6-2 Penalties Violation of any provision of Section 7-6-1 is a civil offense. The municipal court of the town shall conduct a hearing and shall assess a sanction of one hundred dollars for a first violation; two hundred dollars for a second violation and five hundred dollars for all subsequent violations. Each day a violation occurs shall constitute a separate event. :' ,► Page 14 of 43 L 4LN11f 'e 44. zr„ Town of FOUNTAIN HILLS DEVELOPMENT SERVICES "Nor jaw . DEPARTMENT 41. 'ifai NO1P July 9,2015 Bart M. Shea N-Shea Group LLC 4555 N. Scottsdale Road,Suite 240 Scottsdale,Arizona 85254 Re: Morningstar"At-Risk"Grading Dear Mr.Shea: This letter is in response to your request to begin earthwork, including grading but not including footings or any other structural work, on the approximately 3.3 acre parcel of real property located at the northwest corner of Verde River Drive and Paul Nordin Parkway,in Fountain Hills, Arizona (the"Property")prior to issuance of a grading permit(commonly referred to as"At-Risk Grading"). As you know. the Town's regulations do not provide for At-Risk Grading, and that you are essentially requesting that the Town forego enforcement of its regulations that prohibit construction activities to commence prior to issuance of a valid permit(the'Forbearance"). The Town is willing to grant the Forbearance to allow limited con.suuction activity on the Property prior to issuance of a valid permit,conditioned on the following: I, No Vested Rights. The At-Risk Grading shall not create any vested rights in the development. Vesting shall occur only at such time as construction commences under valid permits issued by the Town. 2. Recognized Soil Conditions. N-Shea Group,LLC("Developer')acknowledges that (i) it has reviewed soils reports related to the Morningstar Site. and that caliche soils have been identified at depths of 2'---4' in areas of the property and(ii)caliche soils may have an effect on the drainage and grading plans, and may cause some or all of the At-Risk Grading work to require correction. 3. No Regulatory Changes. Developer acknowledges that any changes to plans or grading work required upon issuance of a valid permit is at its sole risk and expense. and that the Town will have no obligation to consider or to facilitate any changes to the applicable regulations in order to allow the At-Risk Grading to be considered in compliance. Soo. 16705 E..4v1.•nuc of the Fountains. Fountain Hills,AZ 85268 (Tel)480-816-5129 (Fax)480437-3145 4. Right-of Way Encroachment. Developer, or others acting on its behalf, will not, without an encroachment permit or a valid building permit,place any fencing in the Town's public right-of-way or utilize the Town's sidewalks for access to and from the Property, except for delivering and unloading equipment. 5. Indemnification. To the fullest extent permitted by law, the Developer shall indemnify and hold harmless the Town and each council member, officer, employee or agent thereof(the Town and any such person being herein called an"Indemnified Party"), for, from and against any and all losses,claims,damages,liabilities,costs and expenses(including,but not limited to,reasonable attorneys' fees,court costs and the costs of appellate proceedings)to which any such Indemnified Party may become subject, under any theory of liability whatsoever("Claims") to the extent that such Claims(or actions in respect thereof)are caused by the negligent acts,recklessness or intentional misconduct of the Developer, its officers, employees, agents, or any tier of subcontractor in connection with Developer's work or services in the performance of this Forbearance. The amount and type of insurance coverage requirements set forth below will in no way be construed as limiting the scope of the indemnity in this Section. 6. Insurance. 6.1 General. A. Insurer Qualifications. Without limiting any obligations or liabilities of Developer, Developer shall purchase and maintain, at its own expense, hereinafter stipulated minimum insurance with insurance companies authorized to do business in the L State of Arizona pursuant to ARIz.REV.STAT. §20-206,as amended,with an AM Best,Inc. rating of A-or above with policies and forms satisfactory to the Town. Failure to maintain insurance as specified herein may result in termination of this Forbearance at the Town's option. B. No Representation of Coverage Adequacy. By requiring insurance herein, the Town does not represent that coverage and limits will be adequate to protect Developer. The Town reserves the right to review any and all of the insurance policies and/or endorsements cited in this Forbearance, but has no obligation to do so. Failure to demand such evidence of full compliance with the insurance requirements set forth in this Forbearance or failure to identify any insurance deficiency shall not relieve Developer from, nor be construed or deemed a waiver of,its obligation to maintain the required insurance at all times during this Forbearance. C. Additional Insured. All insurance coverage, except Workers' Compensation insurance and Professional Liability insurance, if applicable, shall name, to the fullest extent permitted by law for claims arising out of the work of this Forbearance,the Town, its agents, representatives, officers, directors, officials and employees as Additional Insured as specified under the respective coverage sections of this Forbearance. D. Coverage Term. All insurance required herein shall be maintained in full force and effect until all work performed under the terms of this Forbearance is satisfactorily performed, completed and formally accepted by the Town, unless specified otherwise in this Forbearance. Co, 16705 E.Avenue of the Fountains,Famtain Hills,AZ 85268 (Tel)480-816-5129 (Fax)480-837-3145 L E. Primary Insurance. Developer's insurance shall be primary insurance with respect to performance of this Forbearance and in the protection of the Town as an Additional Insured. F. Claims Made. In the event any insurance policies required by this Forbearance are written on a"claims made"basis, coverage shall extend,either by keeping coverage in force or purchasing an extended reporting option, for three years past completion and acceptance of the services. Such continuing coverage shall be evidenced by submission of annual Certificates of Insurance citing applicable coverage is in force and contains the provisions as required herein for the three-year period. G. Waiver. All policies, except for Professional Liability, including Workers' Compensation insurance, shall contain a waiver of rights of recovery (subrogation)against the Town,its agents,representatives, officials,officers and employees for any claims arising out of the work or services of Developer. Developer shall arrange to have such subrogation waivers incorporated into each policy via formal written endorsement thereto. H. Policy Deductibles and/or Self-Insured Retentions. The policies set forth in these requirements may provide coverage that contains deductibles or self-insured retention amounts. Such deductibles or self-insured retention shall not be applicable with respect to the policy limits provided to the Town. Developer shall be solely responsible for any such deductible or self-insured retention amount. I. Use of Subcontractors. If any work under this Forbearance is subcontracted in any way, Developer shall execute written agreements with its subcontractors containing the indemnification provisions set forth in this Section and insurance requirements set forth herein protecting the Town and Developer. Developer shall be responsible for executing any agreements with its subcontractors and obtaining certificates of insurance verifying the insurance requirements. J. Evidence of Insurance. Prior to commencing any work under this Forbearance, Developer will provide the Town with suitable evidence of insurance in the form of certificates of insurance and a copy of the declaration page(s) of the insurance policies as required by this Forbearance, issued by Developer's insurance insurer(s) as evidence that policies are placed with acceptable insurers as specified herein and provide the required coverages,conditions and limits of coverage specified in this Forbearance and that such coverage and provisions are in full force and effect. Confidential information such as the policy premium may be redacted from the declaration page(s) of each insurance policy, provided that such redactions do not alter any of the information required by this Forbearance. The Town shall reasonably rely upon the certificates of insurance and declaration page(s) of the insurance policies as evidence of coverage but such acceptance and reliance shall not waive or alter in any way the insurance requirements or obligations of this Forbearance. If any of the policies required by this Forbearance expire during the life of this Forbearance, it shall be Developer's responsibility to forward renewal certificates and declaration page(s) to the Town 30 days prior to the expiration date. All certificates of insurance and declarations required by this Forbearance shall be identified by referencing this Forbearance. Additionally, certificates of insurance and declaration page(s) of the insurance policies submitted without referencing this Forbearance will be subject to 16705 C.Avenue of the Fountains, Fountain Hills,AZ 85268 (Tel)480-816-5129 (Fax)480-837-3145 rejection and may be returned or discarded. Certificates of' insurance and declaration (iv rejection shall specifically include the following provisions: (1) The Town, its agents, representatives, officers, directors, officials and employees are Additional Insureds as follows: (a) Commercial General Liability — Under Insurance Services Office,Inc.,("ISO")Form CG 20 10 03 97 or equivalent. (b) Auto Liability — Under ISO Form CA 20 48 or equivalent. (c) Excess Liability — Follow Form to underlying insurance. (2) Developer's insurance shall be primary insurance with respect to work under this Forbearance. (3) All policies, except for Professional Liability, including Workers' Compensation, waive rights of recovery (subrogation) against Town, its agents, epresentatives, officers, officials and employees for any claims arising out of work performed by Developer under this Forbearance. (4) ACORD certificate of insurance form 25 (2014/01) is preferred. If ACORD certificate of insurance form 25 (2001/08)is used,the phrases in the cancellation provision"endeavor to" and"but failure to mail such notice shall impose no obligation or liability of any kind upon the company, its agents or representatives" shall be deleted. Certificate forms other than ACORD form shall have similar restrictive language deleted. 6.2 Required Insurance Coverage. A. Commercial General Liability. Developer shall maintain "occurrence"form Commercial General Liability insurance with an unimpaired limit of not less than $1,000,000 for each occurrence, $2,000,000 Products and Completed Operations Annual Aggregate and a $2,000,000 General Aggregate Limit. The policy shall cover liability arising from premises, operations, independent contractors, products-completed operations,personal injury and advertising injury. Coverage under the policy will be at least as broad as ISO policy form CG 00 010 93 or equivalent thereof, including but not limited to, separation of insured's clause. To the fullest extent allowed by law, for claims arising out of the work under this Forbearance, the Town, its agents, representatives, officers, officials and employees shall be cited as an Additional Insured under ISO, Commercial General Liability Additional Insured Endorsement form CG 20 10 03 97, or equivalent, which shall read "Who is an Insured (Section II) is amended to include as an insured the person or organization shown in the Schedule,but only with respect to liability arising out of "your work"for that insured by or for you." If any Excess insurance is utilized to fulfill the requirements of this subsection, such Excess insurance shall be "follow form" equal GI- broader in coverage scope than underlying insurance. 16705 E.Avenue of the Fountains, Fountain Hills,AZ 85268 (Tel)480-816-5129 (Fax)480-837-3145 t _ B. Vehicle Liability. Developer shall maintain Business Automobile Liability insurance with a limit of$1,000,060 eanh occurrence on Developer's owned,hired and non-owned vehicles assigned to or used in the performance of the Developer's work under this Forbearance. Coverage will be at least as broad as ISO coverage code"1""any auto"policy form CA 00 01 12 93 or equivalent thereof To the fullest extent allowed by law, for claims arising out of work under this Forbearance, the Town, its agents, representatives, officers, directors, officials and employees shall be cited as an Additional Insured under ISO Business Auto policy Designated Insured Endorsement form CA 20 48 or equivalent. If any Excess insurance is utilized to fulfill the requirements of this subsection, such Excess insurance shall be "follow form" equal or broader in coverage scope than underlying insurance. C. Professional Liability If the work under this Forbearance is the subject of any professional services or work,or if the Developer engages in any professional services or work adjunct or residual to performing the work under this Forbearance, the Developer shall maintain Professional Liability insurance covering negligent errors and omissions arising out of the Services performed by the Developer, or anyone employed by the Developer, or anyone for whose negligent acts, mistakes, errors and omissions the Developer is legally liable,with an unimpaired liability insurance limit of$2,000,000 each claim and$2,000,000 annual aggregate. D. Workers' Compensation Insurance. Developer shall maintain Workers' Compensation insurance to cover obligations imposed by federal and state statutes having jurisdiction over Developer's employees engaged in the performance of work or services under this Forbearance and shall also maintain Employers Liability Insurance of not less than $500,000 for each accident, $500,000 disease for each employee and $1,000,000 disease policy limit. 7. Waiver of Claims. Developer(i) affirms it is the owner of all right,title and interest in the Property and(ii) on behalf of itself and all other parties claiming an interest in the Property, intends to encumber the Property with the following agreements and waivers: The Developer agrees and understands that the Town is agreeing to this Forbearance in conjunction with the At- Risk Grading of the Property in good faith and with the understanding that, if the Town approves the Forbearance, it will not be subject to a claim for diminished value of the Property from the Developer or other parties having an interest in the Property. Developer agrees and consents to all the conditions imposed herein and,by signing this waiver,hereby waives any and all claims,suits, damages,compensation and causes of action the Developer may have now or in the future under the provisions of A.RIZ. REV. STAT. §§ 12-1134 through and including 12-1136 (but specifically excluding arty provisions included therein relating to eminent domain)and resulting solely from the Forbearance. Developer acknowledges and agrees that any stipulations imposed herein will not result in a reduction of the fair market value of the Property as defined in ARIZ.REV. STAT. § 12- 1136. The foregoing waiver of claims shall be of no further force and effect with respect to the Forbearance after approved construction permits are issued for the Property. 8. Environmental Permits. Developer shall provide the Town with written documentation that the necessary approvals have been provided prior to grading from the Arizona Department of Environmental Quality (in the form of an approved Notice of Intent) and from the Maricopa County Environmental Services Division (in the form of a Dust Control Permit). The Lir Town understands that ADEQ anticipates the Developer will implement a Storm Water Pollution 16705 E.Avenue of the Fountains, Fountain Hills,AZ 85268 (Tel)480-816-5129 (Fax)480-837-3145 • Protection Plan prior to beginning work on the site. Developer shall provide a copy of the SWPPP to the Town prior to beginning work on the site. • Sincerely, • • . _f'::::?..7c7-/f.-;--.-Z7z.:„'V : • • Paul Mood,P.E. Development Services Director • ACCEPTED AND APPROVED: N-Shea Group LLC, , an Arizona limited liability company • • Batt M.Shea,Its Member • •• • I • • ; ' . , - • • • . . i - j •i •. • i f •. :. i • I • T I 1 t • i I t i t7 f • - i • •• iii, .:. . , • 1 6705 E.Avenue of ate Fountains, Fountain Itills,At 85268 (Tel)480-816-5129 (Fax)48D•837.3145 1 i • I • 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. • 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: Nir r ,` PI a s® ®e' f 19 III p It it 1 T.I., 1 1 Ail i „ POI 1 it • `. s "w ... ' a. 'g.a la �7 1 f� t roof Nit" il—D c i ..40r- , 9 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 1. �--A--- -,p, "' irzk 's " .—%r'T""i +� ,- ,.. r r+ Y..'.,.. ♦ _ --- .. +! f� -e:,:• _ `- L -`c st_ Ate- .,y r..,,at�\ 'r-e r 11 ,�..t mom-+ ...--it Y + a _yam ` +' �'" ~ 'Mali i '. ".r- +row"w� `5.4 ',-9.are, _ lass _ J ____ 4. —— _ _ ,fir{ 5 3 ffil*,,s2.- ri Aker_L..'-'1P "'^j:k-.•LPG "'.', _ ^ .�.. ..^'' - ilei \ t '� SITE 1 ' , rt r T _ .p� yet 4 , ' t ,•-•- ,} . +ite _ • - -��'xm. i: :: .. 'fir ••r _. ' '` ir_ 10 B. DEVELOPMENT PLAN 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: .,,,,,.4,, . , ,,,.:7 4,,,,_, 2---,,,,,,,.,;„:„.:„.„:„... , " :,-„ ,,,._,,,;,..,,,,• -.-.,,,, : „. ......._. .,,„,,,•--,,,,,......::..,,,,,,„4.,,, * ,,,:ii, ', R i ,'w ' N--, 7.' ! lifjp.r..,, /N a'xr ---''''''''''. :-..;- ,4"":",,-,,...' � x # �xl tii cv ' 4:' 1 Y 1� vC'.• ?$ 'y ��. �� a. r - . ,�_ / .• „....____, ..,f,,,,,,o: SITE „� /$ `x , ArP-..., ..,,.._ s .','",.-'4 Sit.. i•' ' r •s. yy w . , .:, 1 �'�Y {{ H.'dii ��yr�'_��Viii, .4„ , .,* , . 4.. 4 . .: _ s A gll ' �� "rl T )41,,c, 4 '£ ifa .. i, • Y,,- �. /e- ; , — � .2.., y• .�». . ,,. 3. Tn • , �`� 'P fc. . T6 I — OFFICE COMPL K �� I L.21 / 410, �osENTER P05T ''44,Lf `w /041.1, 44* I u ����®�' . OFFICE s 7oWN 4jt% °F tilt ,,p©� TATES `°�"'. ;ENT- • coM CENTER •LAB'208 F CENTER I Lo 5 N1U :LIBRARY__ BLOCK 7,- n� 208, B CK 7NE51ACN G �"�,._,_� F OU3.5 A P faT Trp97R'251of An 63.5 AC y - LOT ii pal �A/N I'•41?Xx,4r E VILL ELDOS �o iWNE C-`T=R��n THE PL PRIMFRO DESERT SAGEI OUNT, +USE I CONDOS ON��S FOUNTAIN VIEW U , IENf, 'TRp LAZA WATERFRONT CONDO T CONDOS EL CASA •"�, LA RIME:• BELLA DESERT 3 • \ •-Z1• LA FOUNTAIN MIST i CO - VISTAIT „.!fl?! CONDOS '' c 12 4. Generalized Location Map—Continued: am' IA 0 t� \ SITE Vehicular Circulation Character � Atlrrrwl -- Boulevard 4-- - — • Avenue of the Fountains', NerghbYtkoad Collector 1 On StreetParking 5. Site Conditions "MorningStar of Fountain Hills" is planned as an Assisted Living ("AL") and Memory Care ("MC") 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. If a mixed-use project, the residential use is less than 50%. • East: The property to the east, is zoned TCCD, and contains the Lexington Hotel& Suites. • South: The property across Paul Nordin Parkway to the south, is zoned C-2, and contains an existing multi-family, condo development. • West: The property to the west, is zoned TCCD, and allows commercial and residential uses. a. Topographic Contours tiol -I..- • :•!•10 —1—.....• • .•• AYBNREOF THE FOUNTANS 1 1 — — �,r-, , • --— -—- {! • •• ...-- — ' , IV. 1T '\\ Iiip - -T ;rtr.. I} iiii LOTS \ y F I; 037 O TOFTIMSIIMI i3 I R ill 1 i � I ii kk +�sYrwr MAW Wire -I-- y s lI , Lori tCT2 LOTS \ 1 I '''s--j i ' ,-- _-._ � � -_ ..�_ �� ! trA r... 1I le ' I ` tot "-0 mar: I,I 0 ol MO —US dli ..*\- RIM 1/ PAUL NORMPNIKWAY a. ._.r�1.r..e tin - 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, AZ 85268 APN: 176-25-557, 176-25-558, 176-25-559 Gross Lot Area: 145,490 Sq. Ft. Project Data: Current Zoning: TCCD Proposed Zoning: The MorningStar PAD Lot Size: 145,490 SF (3.34 AC) Lot Coverage Allowed: 100% 145,490 Sq. Ft. (Under TCCD Zoning) Actual Usage: Assisted Living: 45,102 Sq. Ft. Memory Care: 17,335 Sq. Ft. Common Area: 19,113 Sq. Ft Total Roof Area: 81,550 Sq. Ft. Excess: 63,940 Sq. Ft. 15 c. Public streetscape and public open space are in place and already exist. `r. d. Building heights, lot area and setbacks are shown on architectural site plan according to the following: Building Setbacks Lot Bldg. West East Lot District Area Rear Height Front Side Side Coverage (Sq. Ft.) 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 ry^ f5 • _ .n' .• c'�: Yr ' / c• • ~ d/ „ �• a IRO s rA11' `G] r' 1 �. '.w", -�V i.lra'ili 4 _..1�i�'+�(:I �.I ,•�•.� ,�� .44' ,`�7'i5v �!�. 1�' Sr ''. :'./0il• (;.+�004•4 .t 1 ti`.fy 4 S yy `+ + r. X. 'riRT'l� A. it �rM��ci - • .�, .. � - Sys' 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. L 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 i. 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 Parg kin 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. Signs 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. 6" high Corten Steel Letters pan channel letters mounted to sand stucco finish wall _ �� Smooth CUM block cap and band MORNING STAR o —Split finish CMU block columns FOUNTAIN HILLS and base • ;I _ —Fountain Hills Logo • ■ --Smooth CUM block cap and band • MONUMENT SIGN ' A' TYPICAL VO \ LVF \ T SIG \ 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 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 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 APPENDIX 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 L1.0 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 L3.0 West Half Irrigation Plan L3.1 East Irrigation Plan L3.2 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 caw 22 oo D t ; o r - � � - a 8 - a 4 m i' i If ai z a = a iosI§ dr g d Ldg 00 : Kil Q � � a(� . 1J 0 -'o r g0Q ,- I. m p lr S9 016 IA - Qp m,2.2. . 3 u'-" ? u s ? .i S y y,, kg V at € CS "e i a fft i W ° 69 6 i; O ! 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Plat 208, Block 7, Lots 1,2 & 3 (APN's #176-25-557, 176-25-558 & 176-25-559) Resolution 2015-31 - Downtown Area Specific Plan Amendment (Case GPA2015-03) Resolution 2015-32 - Minor General Plan Amendment(Case GPA2015-04) Ordinance#15-07- Amendment to Zoning Ordinance Section 23.06(1) (Case Z2015-04) Ordinance#15-08 - Adoption of the"Morningstar PAD" (Case Z2015-05) Dear Mr. Shea: Notice is hereby given that the above-noted cases were approved at the June 18, 2015, regular Fountain Hills Town Council meeting and the ordinances and resolutions listed above became effective on or about July 22, 2015. Accordingly, the above-referenced property is now fully entitled to allow for the Morningstar Assisted Living Facility, and no further zoning-related approvals are necessary. It is our understanding that ADHS currently requires a letter from the Town acknowledging that an assisted living facility is a permitted use at the location sought for licensing. Please feel free to forward this letter as part of your application. Please let me know if ADHS requires anything further; I would be happy to provide a follow-up Ietter or any further information necessary. Please refer to the Town's adopted codes and ordinances for the requirements for the various steps in the building process. Feel free to contact me directly if you have any further questions. Sincerely, �'41111_ Grady E. N,40 Town Man. 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 Momingstar 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.B, 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 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 Op BLOCK 2. LOT 1 0/ 4114* APN 176-27-097 REPEAT 206, A, .... ,,,,,s,„ / BLOCK 7, LOT 3 ........,....„.., APN 176-2' -66I ,,, ,,? •.00...... gs .,,y /, + h LOT 1 APN 176-25-557 .� 411111► LOT 2 �. APN 176-25-558 TO pq , _ U-47.12° LOAPN 176T 25 559 Oa- Si Oft a -... AW. /,. 7 �0 d7aoc° ,tt ,. REPEAT 208 VILLAGE AT �•' hoF _ APN /76-26—'.i60 TOM CENTER --,,,� APN 176 27—'J71 .„,�� N `. REZONE AREA=146,607 SF OR 3.343 AC ---------------- 0111 NJ MAP BASED ON LOTS 1, 2, AND 3, OF A FINAL REPEAT OF BLOCK 7, S PLAT NO. 208, FOUNTAIN HILLS. ARIZONA, BOCK 144 OF MAPS. PAGE 4, ACCORDING TO THE PLAT RECORD IN THE OFFICE OF THE COUNTY 75' 110' RECORDER OF MARICOPA COUNTY. ARIZONA, AS RECORDED ON 111.111.11. DECEMBER 10. 2002 IN BOOK 815, PAGE 4G, OF THE RECORDS OF *CALM 1".tmd' MARICOPA COUNTY ARIZONA, AND BEING A PART OF SECTIONS 14 AND 13. T. 3 N., R. 6 E. OF THE GILA AND 'SALT RIVER BASE AND PATE; 6-4-15 MERIDIAN, MARICOPA COUNTY, ARIZONA. Page 3 of 11 2402109.2 Morningstar PAD 16750—16820 N.Paul Nordin Parkway ORD#15-08 4. Location Map: • •v4ti. 4 DEVELOPMENT SERVICES A AERIAL PHOTO MAP } LOTS f, 7. AND 3,Or A FINAL. pu��r�� REPLAY Of MOON 7,PLA7 2011. 1g730-Ie420 FAIL NORM MN LEGEND: LOTLME ROW 5LINJECT SITE 111 TRAFTT aincTIC*l �1f 31f w 4-4 44 0 /ice fOm AOC&PUflNT DATE 11/73 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: TCCD Proposed Zoning: Morningstar PAD Lot Size: 3.34 Acres Usage Allowed: 100% Actual Usage: 56% ± Assisted Living: 81,550 SF Excess: 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 Setbacks Lot Bldg Lot Distance District Area Height Front Side Rear Coverage Between Bldgs (Sq Ft) Morningstar 145,490 31'-3" 0'* 0'* 0'* 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. 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 Page 6 of 11 2402109.2 Morningstar PAD 16750—16820 N.Paul Nordin Parkway ORD#15-08 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 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. 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 Page 7 of 11 2402109.2 Morningstar PAD 16750—16820 N.Paul Nordin Parkway ORD#15-08 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 • Large community activities room • Massage parlor Page 8 of 11 2402109.2 Morningstar PAD 16750—16820 N.Paul Nordin Parkway ORD#15-08 • 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 • Weekly housekeeping, laundry and flat linen service Page 9 of 11 2402109.2 Momingstar PAD 16750—16820 N.Paul Nordin Parkway ORD#15-08 • 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 Momingstar PAD 16750-16820 N.Paul Nordin Parkway ORD#15-08 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 2402109.2 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. Ri_v. 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 Atttz. 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 firth 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 2402109.2. as included in case no. Z2015-05 and (ii) the time condition set forth in Section 3 below. 2401721.3 L 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: 1. 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 Town 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. 24017213 2 .0 Should the project fail to proceed, a public hearing shall he 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: nda M. Kava :f; , Mayor 13evelyn J. Ben r, ,n Clerk REVIEWED BY: APP ED AS TO FORM: Kenneth W. Bt hurl Town Mt a� r Andrew J. McGuire,Town Attorney cii 24017213 3 'troy EXHIBIT A TO ORDINANCE No. 15-08 (Legal Description and.Map) • See following pages. L • ;\ ' . • • . , A . • • 2401721.3 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. TOWN OF FOUNTAIN HILLS REZONING (TCCD TO MORNINGSTAR PAD) LOTS 1 ,2 &3 OF A FINAL REPLAT OF BLOCK 7, PLAT 208 / ii:- L.---_, A V/4ft.4;) FNV l �OFTy \F� REPLAT 208, Q' / `�- //y\'``�_ APN0176-27 097 / / -,A\S \_ REPLAT 208, \, ti/ / BLOCK 7, LOT 5 / / APN 176-25-561 Q /tti m 692I S2"ti, ^o O Sop• pp, �� / o =N N 0' I �.. / APN 176 :5--"7/ / \ %' I A=90'00'00" ('- / TOWN R=30.00' / AP, 1 7, -25_..-,Sr'/ PqR L=47.12. / / LU- 5 1215'PN 1 N'' o '41 S / O O p4Sp - - pq V N6•,2/• • / N tW _ \L N\k'�S7 % �co O.p \`"��bj'w, p REPLAT 208, •ll\ pk\ , BLOCK 7,- LOT 4 VILLAGE AT Y APN 176-25-560 TOWNE 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, S PLAT NO. 208, FOUNTAIN HILLS, ARIZONA, BOOK 144 OF MAPS, PAGE 4, ACCORDING TO THE PLAT RECORD IN THE OFFICE OF THE COUNTY o 75. '5°' RECORDER OF MARICOPA COUNTY, ARIZONA, AS RECORDED ON l'ilin DECEMBER 10, 2002 IN BOOK 615, PAGE 49, OF THE RECORDS OF SCALE: 1- 0 150' 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 DATE: 6-4-15 MERIDIAN, MARICOPA COUNTY, ARIZONA. - 44At°-.*?t": Janice Baxter � I/ From: Bart Shea [shea@scd-Ilc.com] 3ent: Thursday, June 25, 2015 12:52 PM 1"'To: Paul Mood Cc: Janice Baxter; Ken Buchanan; Grady Miller; Andrew McGuire; Robert'Bob' Rodgers Subject: Re: Board of Adjustment Hearing - Morning Star Paul I will be continuing on to the board of adjustment. Staff determination is unlike any other determination in the nation, it is unique for this type of product. Sent from my iPad On Jun 25, 2015, at 7:45 AM, Paul Mood <pmood@fh.az.gov>wrote: Bart, Please advise if you intend to continue with the Board of Adjustment appeal scheduled for August 18'' so staff can make the proper advertisements and arrangements. Thank you, Paul Mood, P.E. Development Services Director Town of Fountain Hills 16705 E. Avenue of the Fountains 411.0 Fountain Hills, AZ 85268 Direct: 480-816-5129 Cell: 480-650-4499 Email: PMood@fh.az.gov Website: www.fh.az.gov Hours: 7:00 a.m.-6:00 p.m., Mon.-Thurs., closed Fri. From: Bart Shea [mailto:shea@scd-Ilc.com] Sent: Wednesday, June 03, 2015 9:27 AM To: Robert 'Bob' Rodgers Cc: Janice Baxter; Ken Buchanan; Grady Miller; Paul Mood; Andrew McGuire Subject: RE: Board of Adjustment Hearing Thank you Bob for you quick response I will contact Janice next week for cost on this matter. From: Robert'Bob' Rodgers [mailto:rrodgers@fh.az.gov] Sent: Wednesday, June 03, 2015 9:26 AM To: Bart Shea Cc: Janice Baxter; Ken Buchanan; Grady Miller; Paul Mood; Andrew McGuire Subject: FW: Board of Adjustment Hearing Bart, 1 Per your request we will reschedule the Board of Adjustment's appeal hearing to their August 18th meeting date. ,r As we discussed,the new meeting date will have to be re-advertised. Newspaper Ads and letters will have to go out about the third week of July. Please contact Janice in our office to find out what those costs will be. Thanks. Bob Robert Rodgers Senior Planner&Zoning Administrator Town of Fountain Bills 16705 E. Avenue of the Fountains Fountain Hills, AZ 85268 Phone: (480) 816-5138 Email: rrodgersgc fli.az.gov From: Bart Shea [mailto:shea@scd-Ilc.com] Sent: Wednesday, June 03, 2015 9:19 AM L To: Robert 'Bob' Rodgers Cc: David Lunn; Andrew McGuire Subject: Board of Adjustment Hearing Bob, I would like to move our hearing at the Town of Fountain Hills Board of Adjustment hearing on the MorningStar of Fountain Hills to the August 18th meeting. We are still trying to find out how the determination effects the rest of the state and county determinations. Thank you in advance for your work on this matter. Bart M Shea Shea Connelly Dev. LLC, 7904 E Chaparral Rd Scottsdale AZ 85250 Mobil 602 478 4999 Office 480 315 9090 Fax 480 315 9091 L 2 Janice Baxter From: Robert'Bob' Rodgers ent: Wednesday, June 03, 2015 9:26 AM moo: Bart Shea Cc: Janice Baxter; Ken Buchanan; Grady Miller; Paul Mood; Andrew McGuire Subject: FW: Board of Adjustment Hearing Bart, Per your request we will reschedule the Board of Adjustment's appeal hearing to their August 18th meeting date. As we discussed,the new meeting date will have to be re-advertised. Newspaper Ads and letters will have to go out about the third week of July. Please contact Janice in our office to find out what those costs will be. Thanks. Bob Robert Rodgers Senior Planner&Zoning Administrator Town of Fountain Hills 16705 E. Avenue of the Fountains Fountain Hills,AZ 85268 Phone: (480) 816-5138 Email: rrodgers@fh.az.gov From: Bart Shea [mailto:shea@scd-Ilc.com] Sent: Wednesday, June 03, 2015 9:19 AM To: Robert'Bob' Rodgers Cc: David Lunn; Andrew McGuire Subject: Board of Adjustment Hearing Bob, I would like to move our hearing at the Town of Fountain Hills Board of Adjustment hearing on the MorningStar of Fountain Hills to the August 18th meeting. We are still trying to find out how the determination effects the rest of the state and county determinations.Thank you in advance for your work on this matter. Bart M Shea Shea Connelly Dev. LLC, 7904 E Chaparral Rd Scottsdale AZ 85250 Mobil 602 478 4999 Office 480 315 9090 ^ax 480 315 9091 Nior Janice Baxter From: Robert'Bob' Rodgers lent: Wednesday, June 03, 2015 9:26 AM To: Bart Shea Cc: Janice Baxter; Ken Buchanan; Grady Miller; Paul Mood; Andrew McGuire Subject: FW: Board of Adjustment Hearing Bart, Per your request we will reschedule the Board of Adjustment's appeal hearing to their August 18t" meeting date. As we discussed,the new meeting date will have to be re-advertised. Newspaper Ads and letters will have to go out about the third week of July. Please contact Janice in our office to find out what those costs will be. Thanks. Bob Wpbert .edgers Senior Planner& Zoning Administrator Town of Fountain Hills 16705 E. Avenue of the Fountains Fountain Hills, AZ 85268 ,Phone: (480) 816-5138 Email: rrodgersafh.az.gov From: Bart Shea [mailto:shea©scd-Ilc.com] Sent: Wednesday, June 03, 2015 9:19 AM To: Robert 'Bob' Rodgers Cc: David Lunn; Andrew McGuire Subject: Board of Adjustment Hearing Bob, I would like to move our hearing at the Town of Fountain Hills Board of Adjustment hearing on the Morningstar of Fountain Hills to the August 18th meeting. We are still trying to find out how the determination effects the rest of the state and county determinations. Thank you in advance for your work on this matter. Bart M Shea Shea Connelly Dev. LLC, 7904 E Chaparral Rd Scottsdale AZ 85250 Mobil 602 478 4999 Office 480 315 9090 Fax 480 315 9091 1 Janice Baxter From: Bart Shea [shea@scd-Ilc.com] 'ent: Wednesday, June 03, 2015 9:27 AM fo: Robert'Bob' Rodgers Cc: Janice Baxter; Ken Buchanan; Grady Miller; Paul Mood; Andrew McGuire Subject: RE: Board of Adjustment Hearing Thank you Bob for you quick response I will contact Janice next week for cost on this matter. From: Robert 'Bob' Rodgers [mailto:rrodgers@fh.az.gov] Sent: Wednesday, June 03, 2015 9:26 AM To: Bart Shea Cc: Janice Baxter; Ken Buchanan; Grady Miller; Paul Mood; Andrew McGuire Subject: FW: Board of Adjustment Hearing Bart, Per your request we will reschedule the Board of Adjustment's appeal hearing to their August 18th meeting date. As we discussed,the new meeting date will have to be re-advertised. Newspaper Ads and letters will have to go out about the third week of July. Please contact Janice in our office to find out what those costs will be. Thanks. (10,1ob Robert- Wodgers Senior Planner& Zoning Administrator Town of Fountain Hills 16705 E. Avenue of the Fountains Fountain Hills, AZ 85268 Phone: (480) 816-5138 Email: rrodgers@fh.az.gov From: Bart Shea [mailto:sheaOscd-Ilc.com] Sent: Wednesday, June 03, 2015 9:19 AM To: Robert 'Bob' Rodgers Cc: David Lunn; Andrew McGuire Subject: Board of Adjustment Hearing Bob, I would like to move our hearing at the Town of Fountain Hills Board of Adjustment hearing on the MorningStar of Fountain Hills to the August 18th meeting. We are still trying to find out how the determination effects the rest of the state and county determinations. Thank you in advance for your work on this matter. Bart M Shea Shea Connelly Dev. LLC, 1 7904 E Chaparral Rd Scottsdale AZ 85250 Mobil 602 478 4999 Office 480 315 9090 rax 480 315 9091 2 av«,•fie yoammk 'o` °B, a.y'q Q -5..4.E as " . 8 a m-aS,aao mu �o§y A• . o1Q+" d (t^•, I `,I, - 'o °u. 'Qy� .o.m+,y,� . 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Igilli z —I 0- ce •.- 0 ZEgz: 2 I N :=E•.I .4 5 '° >- ry El a p in De 0 0 Z 0 0 P N SINN li 0, D (--- 1 v PEEll '! gq61 --/ - 8/27/2015 Gust Rosenfeld:Gary Verburg GUST A-ft k RO 1ENFELD Attorneys Since 1921 P.L.C. ■Phoenix 602.257.7422 •Wickenburg 928.684.7833 •Tucson 520.628,7070 HOME I OUR FIRM I ATTORNEYS I PRACTICE AREAS I COMMUNITY SERVICE I NEWS AND EVENTS I CONTACT US SEARCH Gary Verburg • IOW Gary Verburg focuses his practice in the areas of municipal law,commercial law,civil litigation,administrative law and Federal Indian law.His experience includes contracts,real estate transactions,federal,state and tribal litigation,zoning,elections, resolutions and ordinances. Verburg served as the City Attorney for the City of Phoenix from 2005-2014 where he managed a public law firm of 200-250 employees and oversaw a budget of$20,000,000 to$25,000,000.He managed the City's self-insurance program with approximately 100 civil cases per year and 100 administrative cases per year.Mr.Verburg supervised the City's prosecutorial function with 50,000 misdemeanor cases per year. Previously Verburg was an Interim City Attorney and Deputy City Attorney for the City of Glendale,and a partner in the firm of Margrave,Celmins&Verburg and the firm of Vlassis&Verburg.In private practice,Verburg provided contract legal services to municipalities and Indian Tribes. Gary Verburg Gary Verburg is AV®PreeminentT"rated by Martindale-Hubbell®,representing the highest rating in legal ability and ethical 602.257.7463 standards. gverburg@gustlaw.com EDUCATION bilk University of Utah,magna cum laude,(B.S.,1975) Antioch School of Law(now University of the District of Columbia,David A.Clarke School of Law)(J.D.,1978) ADMISSIONS PRACTICE AREAS Arizona(1978) Public Law United States Supreme Court Litigation United States Court of Appeals for the Ninth Circuit Real Estate United States Court of Appeals for the Tenth Circuit Federal Court of Appeals(formerly Court of Claims) United States District Court for the District of Arizona PROFESSIONAL ASSOCIATIONS State Bar of Arizona(member,public law section) Arizona Association for Economic Development(member) Search Again ©2015 All Rights Reserved Gust Rosenfeld P.L.C. RECRUITMENT I OFFICES I DIVERSITY I LEGAL NOTICE http://www.gustlaw.com/attorneys3.tpl?action=search&SKU=1341 1/1