HomeMy WebLinkAboutOrd 2015-05The Hemingway PAD
9700 N. Saguaro Blvd
ORD#15-05
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THE HEMINGWAY – PLANNED AREA DEVELOPMENT (PAD)
Section 1 – Purpose
The Hemingway PAD zoning district is located on 250,062 square feet (5.74 acres) and is
established to (i) create a modified set of regulations based upon the existing C-1 zoning and (ii)
approve certain uses that would otherwise require a special use permit under C-1, including the
following:
1. Allow a 3 foot fill waiver on a portion of the assisted living building #6 (which backs
onto Saguaro Boulevard), to eliminate a swale in the middle of the building.
2. Allow the 25’ maximum building height to be measured from the finish floor.
3. Grant a Special Use Permit for retirement-focused multifamily uses, including assisted
living and independent living units.
The Hemingway PAD hereby establishes the 5.74 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
Hemingway PAD.
Section 2 – Development Plan
Upon the Fountain Hills Town Council’s approval of the ordinance adopting the Hemingway
PAD, development of the property shall be governed as set forth in this Development Plan. The
Hemingway PAD shall include uses identified as Permitted Uses and Special Permit Uses in the
Town’s C-1 zoning district; provided, separate Special Use Permits shall be required for any
special use other than the retirement-focused multi-family 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 Grading and
Drainage Plan, prepared by Montgomery Civil Engineering, date stamped October 7, 2002; (ii)
Preliminary Landscape Plan, prepared by Parsons Design Studio; (iii) Lighting Plan, prepared by
Donna Auer, Arizona Lighting; (iv) Lighting Cut Sheets and Specs; (v) Outdoor Amenities Plan,
prepared by Parsons Design Studio; and (vi) Architectural Elevations and Floorplans, prepared
by L.C. Design and Drafting, LLC.
Pursuant to the Fountain Hills Zoning Ordinance Section 23.07.B, The Hemingway PAD
DEVELOPMENT PLAN contains the following components:
1. Name of Development: The Hemingway
9700 N. Saguaro Blvd
Fountain Hills, AZ 85268
The Hemingway PAD
9700 N. Saguaro Blvd
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2. Developer: Kauffman Real Estate & Development, LLC
PO Box 18571
Fountain Hills, AZ 85269
480-816-6155
3. Legal Description:
That portion of the South half of the Northwest quarter and the North half of the Southwest
quarter of Section 26, Township 3 North, Range 6 East of the Gila and Salt River Base and
Meridian, Maricopa County, Arizona, more particularly described as follows:
Commencing at the monument line intersection of Shea Boulevard and Saguaro Boulevard from
which the West quarter corner of said Section 26 bears North 58 degrees 04 minutes 18 seconds
West, a distance of 1388.31 feet and also from which a Maricopa County Highway Department
Brass Cap Monument for P.O.C. 243-83.30, 22 feet RT. Bears North 50 degrees 10 minutes 58
seconds West, a distance of 724.56 feet;
Thence North 42 degrees 50 minutes 00 seconds East along the centerline of Saguaro Boulevard,
a distance of 775.00 feet;
Thence North 47 degrees 10 minutes 00 seconds West, a distance of 55.00 feet to the
Northwesterly right-of-way line and the POINT OF BEGINNING, said point also being the
Southeast corner of lot 6, Block 4, FOUNTAIN HILLS FINAL PLAT NO 403-B;
Thence South 42 degrees 50 minutes 00 seconds West along said right-of-way line, a distance of
330.45 feet to the beginning of a tangent curve being concave Northerly and having a radius of
20.00 feet;
Thence departing from said right-of-way and along the arc of said curve through a central angle
of 87 degrees 25 minutes 23 seconds and an arc length of 30.52 feet to a point of reverse
curvature, said point being on the Northeasterly right-of-way of a road being 50.00 feet in width
and being more commonly known as Trevino Drive, said point also being at the beginning of a
curve being concave Southerly and having a radius of 425.00 feet and a radial line passing
through said point bears North 40 degrees 15 minutes 23 seconds East;
Thence along said right-of-way and along the arc of said curve through a central angle of 44
degrees 49 minutes 23 seconds and an arc length of 332.48 feet;
Thence South 85 degrees 26 minutes 00 seconds West, a distance of 111.13 feet to the beginning
of a tangent curve being concave Northerly and having a radius of 175.00 feet;
Thence along the arc of said curve through a central angle of 42 degrees 51 minutes 31 seconds,
and an arc length of 130.90 feet to a point of reverse curvature, a radial line passing through last
said curve bears South 38 degrees 17 minutes 31 seconds West, said reverse curve being concave
Southerly and having a radius of 7047.49 feet;
The Hemingway PAD
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Thence along the arc of said curve through a central angle of 00 degrees 58 minutes 12 seconds
and an arc length of 119.30 feet to a point of reverse curvature, a radial line passing through said
point bears North 37 degrees 19 minutes 19 seconds East, said reverse curve being concave
Easterly and having a radius of 20.00 feet;
Thence along the arc of said curve through a central angle of 89 degrees 35 minutes 41 seconds
and an arc length of 31.27 feet to a point on the Easterly right-of-way line of Burkemo Drive,
said point also being on the Easterly line of said FOUNTAIN HILLS FINAL PLAT NO. 403-B,
North 36 degrees 55 minutes 00 seconds East, a distance of 69.89 feet from the Southeasterly
corner of said FOUNTAIN HILLS FINAL PLAT NO. 403-B;
Thence North 36 degrees 55 minutes 00 seconds East, a distance of 260.77 feet to the beginning
of a tangent curve being concave Westerly and having a radius of 230.00 feet;
Thence along the arc of said curve through a central angle of 15 degrees 21 minutes 52 seconds
and an arc length of 61.68 feet to a point of cusp with a curve concave to the Northeast and
having a radius of 20.00 feet a radial line passing through said point bears North 68 degrees 26
minutes 52 seconds West;
Thence Southeasterly along the arc of said curve through a central angle of 81 degrees 57
minutes 08 seconds and an arc length of 28.61 feet to a point on the Southerly line of said
FOUNTAIN HILLS FINAL PLAT NO. 403-B;
Thence continuing along said line South 60 degrees 24 minutes 00 seconds East, a distance of
12.75 feet to the beginning of a tangent curve being concave Northeasterly and having a radius
of 185.00 feet;
Thence along the arc of said curve through a central angle of 28 degrees 20 minutes 00 seconds
and an arc length of 91.48 feet;
Thence South 88 degrees 44 minutes 00 seconds East, a distance of 99.71 feet to the beginning
of a tangent curve being concave Southerly and having a radius of 715.00 feet;
Thence along the arc of said curve through a central angle of 41 degrees 34 minutes 00 seconds
and an arc length of 518.72 feet to a point of reverse curvature, said curve being concave
Northerly and having a radius of 20.00 feet, a radial line passing through said point bears South
42 degrees 50 minutes 00 seconds West;
Thence along the arc of said curve through a central angle of 90 degrees 00 minutes 00 seconds
and an arc length of 31.42 feet to the POINT OF BEGINNING.
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4. Location Map:
5. Site Conditions:
“The Hemingway at Fountain Hills” is planned as an Assisted/Independent Living (“AL/IL”)
complex of single-level multifamily homes at the northwest corner of Saguaro Boulevard and
Trevino Drive. The land is of varying slopes generally sloping from north to south and bordered
by five single family homes to the north, Montera Ranch Condominiums across Saguaro
Boulevard to the east, single family vacant lots across Burkermo Drive to the west and
McDonalds and Circle K to the south across Trevino Drive. “The Hemingway” will be tucked
between single family homes, condominiums and commercial property making it a perfect
transition between all sides.
Existing drainage channels 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: Detention required = 7,552 CF; detention proposed = 8,562
CF. The preliminary grading and drainage plan (included as part of the Concept Plan and
incorporated into this PAD) is shown on page C2 of 2, including the following information:
a. Topographic contours.
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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. Location and extent of intermittent streams and water ponding areas.
d. Existing drainage.
e. Location of all retaining walls, which are between 1’ and 6’ in height.
f. Natural features and manmade features such as existing roads and structures are
shown on the Concept Plan. All existing roads are to be maintained, with
alterations to Trevino Drive.
g. A slope analysis map is not included; commercial property is exempt from the
Town’s hillside protection easement requirements.
h. 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: 9700 N. Saguaro Blvd, Fountain Hills, AZ 85268
APN: 176-10-811
Gross Lot Area: 250,062 Sq. Ft
Project Data:
Current Zoning: C-1
Proposed Zoning: The Hemingway PAD
Lot Size: 250,062 SF (5.74 AC)
Usage Allowed: 50% 125,031 SF
Actual Usage:
Independent Living: 22,324 SF
Assisted Living: 74,753 SF
Clubhouse: 4,500 SF
Total Roof Area: 101,577 SF
Excess: 23,454 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.
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d. Building heights, minimum lot areas and setbacks are shown on the Concept Plan
according to the following:
Minimum Setbacks
District
Lot
Area
(Sq Ft)
Bldg
Height Front Side Rear Lot
Coverage
Distance
Between
Bldgs
Hemingway
PAD 250,062 25’* 25’ 10’** 25’ 101,577 20’
* Or height of the building, whichever is greater based on finished floor
of The Hemingway Grading & Drainage Plan C2 of 2.
** 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 each structure or group of
structures in the PAD are shown on the Concept Plan.
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 width of any arterial, collector or local streets are shown on
the Concept Plan.
h. Proposed location and use of all lands proposed to be dedicated for public
purposes are shown on the Concept Plan.
i. 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.
j. When The Hemingway site is developed and operational, it is forecast to generate
approximately 180 trips in a 24 hour period. Due to the small site within The
Hemingway PAD, an abbreviated 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. The Southeast corner of the
property bordering Trevino Dr. will be increased with an 85’ taper needed to
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accommodate additional traffic departing from the site and McDonald’s
commercial area. The entrance to the site on Trevino has been increased to 25-30
degrees to accommodate traffic entering the site. There will be a 10’ roadway
easement on Trevino for future widening as needed. Site triangles will be
provided and maintained at the site access points to give drivers exiting the site a
clear view of oncoming traffic.
7. The location, number 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 Concept Plan. The Hemingway PAD parking ratio has been
increased from the Town’s zoning requirements: 134 beds would typically require 34
spaces, but 90 spaces will be provided.
8. The location, dimensions, height, area, materials and lighting of signage are shown on the
Concept Plan. On-site signage will be located at the Southeast entrance on Trevino
Drive, and also on the corner of Saguaro Blvd and Trevino 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 one
lumen. On-site exterior lighting shall also conform to the Fountain Hills Dark Sky
Zoning ordinance.
Section 3 – Project Narrative
“The Hemingway” is incorporating a different spectrum of AL/IL living. Instead of the typical
large institutional living, “The Hemingway” is designed with single level “homes” incorporating
a more home-like environment living, with the careful mix of elevations, paint, steel accents,
roof and stone colors which will offer a variety of elevations. These plans are not the standard
institutional three-story scenario, they offer a mixture of unique and identifiable AL/IL homes,
giving the best aspect of AL/IL living. The design intent is to focus on designs that are authentic
to the area, that introduce home styles with architecture variety and integrated design techniques
and materials to create a strong unique design theme for the community.
“The Hemingway at Fountain Hills” consists of seven assisted living single level “homes” of
approximately 10,000 square feet, 15 foot dramatic ceilings with 16 individual suites, laundry,
office, beauty parlor, medicine room, large kitchen, living room, library area (which will be used
for education, exercise, games, worship, and social events), a large dining area and patios. Each
individual suite will have a niche for family portraits, wet bar area, custom design adjustable
closets, and oversize bathrooms with roll-in showers. The two independent living “homes” of
approximately 10,000 square feet will consist of 10 one-bedroom and living room suites and one
two-bedroom suite and will also have the same options as the assisted living “homes.” The
“home like environment” will provide a warm, comfortable, peaceful lifestyle for our residents.
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The location is key to the success of “The Hemingway at Fountain Hills.” Tucked in between
residential and commercial with easy access to shopping, medical facilities, Sky Harbor Airport,
Fountain Hills, Mesa and Scottsdale, The Hemingway’s location will benefit all who live and
visit here. Because of the type of business there will likely be minimal traffic, crime and noise.
Lush landscape, comfortable sitting areas, calming resident water feature area, and beautiful
putting green have been included in the front yards of “homes” to allow residents to gather out
front for more socialization.
The developer will create an environment for residents to support the community’s commitment
to environmental stewardship and integrate sustainability into the lifestyle of the community.
This will be a unique one of a kind sustainable AL/IL community.
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APPENDIX
Concept Plan Documents
Concept Grading and Drainage Plan
Preliminary Landscape Plan
Lighting Plan
Lighting Cut Sheets and Specs
Outdoor Amenities Plan
Architectural Elevations and Floorplans
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