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HomeMy WebLinkAboutRes 2006-25 • RESOLUTION NO. 2006-25 Cre A RESOLUTION OF THE MAYOR AND COUNCIL OF THE TOWN OF FOUNTAIN HILLS, ARIZONA, APPROVING AN AMENDMENT TO THE TOWN OF FOUNTAIN HILLS GENERAL PLAN 2002, RELATING TO APPROXIMA I ELY 1,276 ACRES OF LAND LOCATED NORTHEAST OF THE EXISTING TOWN LIMITS. WHEREAS, on June 20, 2002, the Mayor and Council of the Town of Fountain Hills (the "Town Council") approved the Town of Fountain Hills General Plan 2002 (the "General Plan"), which General Plan was subsequently ratified by the qualified electors of Fountain Hills on September 11, 2002; and WHEREAS, Chapter 7 of the General Plan, Plan Implementation, establishes the authority and procedures for amending the General Plan; and WHEREAS, on January 27, 2006, the Arizona State Land Commissioner filed an application, GPA2006-01, to amend the General Plan and the Land Use Map included as Exhibit 4 thereto, to facilitate the orderly, planned development of the 1,276-acre parcel of land (the "State Trust Land") located northeast of the existing Town limits (the "General Plan Amendment"); and WHEREAS, the State Trust Land is owned by the State of Arizona, has been designated 4161, as suitable for urban development, and has been programmed for sale at public auction prior to the end of the 2005/06 fiscal year; and WHEREAS, the proposed General Plan Amendment provides for an appropriate mix of residential, open space, commercial, resort and recreational land uses; and WHEREAS, the proposed General Plan Amendment satisfactorily addresses the issues of traffic circulation, development on slopes, major drainage corridors, expansive soils, adequacy of public utilities, housing density, transition to existing development and the preservation of open space. WHEREAS, on February 2, 2006, the Fountain Hills Town Council and Planning and Zoning Commission held a joint Work Study Session to discuss the proposed General Plan Amendment; and WHEREAS, Open House meetings were held in the community to inform the public of the proposed General Plan Amendment on February 15, 2006 and March 20, 2006; and WHEREAS, notice of the public hearing on the proposed General Plan Amendment before the Planning and Zoning Commission was provided in the Fountain Hills Times on March 29, 2006; and WHEREAS, notice of the public hearing on the proposed General Plan Amendment before the Town Council was provided in the Fountain Hills Times on April 12, 2006; and 644004.1 NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE TOWN OF FOUNTAIN HILLS as follows: SECTION 1. That the General Plan Amendment contained in file GPA2006-01, including narrative text that clarifies and supports modifications in land use and changes to the Land Use Map included as Exhibit 4 to the Fountain Hills General Plan 2002, altering certain portions of the area shown on the Land Use Map as the "Unincorporated State Trust Land" from the description of Open Space to a mix of Single Family Low, Single Family Medium, General Commercial and Lodging as depicted on Exhibit A, attached hereto and incorporated herein by reference, is hereby adopted. SECTION 2. If any provision of this Resolution is for any reason held by any court of competent jurisdiction to be unenforceable, such provision or portion hereof shall be deemed separate, distinct and independent of all other provision and such holding shall not affect the validity of the remaining portions of this Resolution. PASSED AND ADOPTED by the Mayor and Council of the Town of Fountain Hills, May 4, 2006. FOR THE TOWN OF FOUNTAIN HILLS: ATTESTED TO: J W. J. N.chols, Mayor Bevelyn J. nd , Town Clerk ju(2.9 Timothy G. Pickering, Town M ager Andrew J. McGuire, Town Attorney j 644004.1 2 EXHIBIT A TO RESOLUTION NO. 2006-25 See following pages. cow 644004.1 / ii 1§_/ hiiIl LL O Q 00 r `""V) +� eo n 0OCN 3� —o m ,,Oa? mO =O a oIn b•� Q s � NNOf mDv �O � • Q Q y �N�„. yQc LL $ "Q- E E Q V lO s cc pL Q O F El a \ C yco Jm '_ / (� J� _Z 1i • csi g coo. 6.isil x r cn L. z z itiAw 5-},.M k "+d-erne+..ap.,..f, - / .S I'P �< r,,+�' i_t`-m- -,;':.4 , -S v, ' 47 "' l - - �Y wall©»>a,0, ` `4;1•Ii .. vy`v + 'r\ •�t;r4i�l '.7•4PV,4oe4�i����,�u■Il d! k, S'• ,� p v` 1r` n.ai .ate ;�f �(It i 7 47_ le tj0J,Vtd�a3� d Ig;72 El^, �'�lb. ,..{ , v>• i J l Iv. iJ S� ?' �t7 ii�oOaidO�4 J`V 4 NII 0J,0. 2 S !1`� 07 0o Ha 'J11,1a L113 3e Yull) »' ? v '+ .�•/,(("•\• ti' 7� I.Io tri n n:E�ran rt'"''i. u1's'`,,,�' \�f •_J� .S Ef ��o HE 7�'' a F . �; t ', i�.��.- `, J.l a:o rto ■Ail o uo [ (! .,ray mi m--�w tau 77]��■n'u.uo• Y iTM- ✓ $` y ap-v- ''i✓ =Li I3 J L�SI-LrV n'.I.I UJ'C/O is°x.$'+�, '.h ` " C// t '1/^� '�!u 13ii ou-©0,,1*Ail a.n�tV OD f l'- �. \ ` L 1 i -a]OLI�IIIJ 0„ l+C)(.a: �� �.�_ �:, � --�, S ��� � � {o.oiili iii��,��a IaIJV 33V �� L ir.ola�lan v J ,s 039 1'.',� { 1, Dfl a �j) 'c��j\ gt. fr 'a` Q�� nil c11'1,, T1�'i� } �1 f/ [C.+riri on •,_ -40N,7 C�-« py, �'^:.�� n .,�_�� up�,' t,"� Jl�'=C/1. r , R � ,♦�J O A �. -,:- L' -.1.:-..::. 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Topography, Drainage and other Physical Features 3 c. Existing Zoning and Land Uses 4 d. Existing Roadways 5 III. Proposed General Plan Amendment 10 a. Proposed General Plan Land Use Designations 10 b. Public Benefit and Impacts 14 1. Intensity/Density/Design 14 2. Open Space and Linkages 14 3. Circulation 15 4. Public Utilities 15 Appendix: Public Notification 17 List of Figures A. Property ALTA Survey 2 B. Existing General Plan Land Use Map 6 C. Existing Topography and Wash Corridors 7 D. Slope Analysis 8 E. Aerial Photography and Existing Land Use 9 F. Proposed General Plan Land Use Map 13 List of Tables 1. Land Use Table 12 2. Projected Unit Range and Hillside Disturbance Requirements 12 L Fountain Hills General Plan Amendment State Land Property- Fountain Hills • PROJECT TEAM Applicant: TOWN OF FOUNTAIN HILLS as represented by: Richard Turner,AICP,Planning& Zoning Administrator Town of Fountain Hills 16705 E. Ave of the Fountains Fountain Hills,AZ 85268 480.816.5191 Town of Fountain Hills Tim Pickering,Town Manager Key Staff: Andrew McGuire,Town Attorney Randy Harrel,Town Engineer Tom Ward,Public Works Director John Morast,Assistant Public Works Director Janice Baxter, Planning Assistant Land Planner: Mark Reddie LVA Urban Design Studio, LLC 7502 E. Main Street Scottsdale,AZ 85251 480.994.0994 Development Attorney: Michael J. Phalen Fennemore Craig **a) 3003 N. Central Avenue, Suite 2600 Phoenix,AZ 85012-2913 602.916.5415 • ii Fountain Hills General Plan Amendment State Land Property- Fountain Hills PROPERTY OWNER State of Arizona c/o Arizona State Land Department 1616 W. Adams Street Phoenix,AZ 85007 L L 111 Fountain Hills General Plan Amendment State Land Property- Fountain Hills Insert Application Form here ,vito) iv Fountain Hills General Plan Amendment State Land Property- Fountain Hills (111, INTRODUCTION An application to amend the Town of Fountain Hills General Plan Land Use Map is being submitted in order to facilitate the future orderly, planned development of a 1,276 acre parcel of land located at the northeast edge of the corporate limits of the Town of Fountain Hills. The property is currently owned by the State of Arizona. The Arizona State Land Department has identified this property as suitable for urban development and has programmed the land for sale at public auction prior to the end of the 2005/2006 fiscal year. The site is in unincorporated Maricopa County, but is identified within the planning area of the Town of Fountain Hills General Plan. The property is currently designated entirely as Open Space (OS) on the Fountain Hills General Plan Land Use Map. This General Plan Amendment application requests a change in the Land Use Map from Open Space to an appropriate mix of Open Space (OS), Single Family Low (SF/L), Single Family Medium (SF/M), Park (P), and General Commercial/Retail (C/R) land use designations. The request also includes an option for Lodging (L) on one of the development parcels to allow a neighborhood-scaled resort hotel land use within the community immediately adjacent to the McDowell Mountain Regional Park. The application and accompanying narrative will explain the reasons for this request and how this request will benefit the community. I. LOCATION DESCRIPTION AND REGIONAL CONTEXT A. Property Description and Location The property is located immediately North and East of the Town of Fountain Hills jurisdictional boundaries, South of McDowell Mountain Regional Park, and West of Fort McDowell Yavapai Nation. The McDowell Mountain Regional Park serves as a scenic backdrop for the subject site. The 1,276 acre site is the largest remaining land area available for development within the Fountain Hill Planning Area. The property offers a unique opportunity to develop a master planned community with a mix of various residential densities and product types, neighborhood commercial services, parks, trails, open space of various types and a potential resort hotel within a dramatic natural desert environment that is the Town of Fountain Hills. The project will contribute to the residential housing base and provide necessary support services and amenities as the Town of Fountain Hills experiences continued growth. The site is near several single-family subdivisions. B. Property Legal Description and ALTA Survey Figure A, Property ALTA Survey, details the boundary and dimensions of the subject site, as well as easements and right-of-way dedications on the property. C. Property Ownership on Site and Surrounding Properties The property is currently owned by the State of Arizona. Properties to the west and south of the site are owned by various property owners within single-family subdivisions. Property to the east is part of the Fort-McDowell Yavapai Nation. Low To the north lies the McDowell Mountain Regional Park, a major regional park facility operated by Maricopa County. 1 Fountain Hills General Plan Amendment State Land Property- Fountain Hills Insert Figure A:ALTA Survey J j 2 Fountain Hills General Plan Amendment State Land Property- Fountain Hills II. STYE ANALYSIS A. Existing General Plan Land Use Designation Currently, the site is in unincorporated Maricopa County, but is within the Town of Fountain Hills General Plan Planning Area and is anticipated to be annexed by the Town of Fountain Hills. The property is designated as Open Space (OS) on the Fountain Hills General Plan Land Use Map. The Open Space land use designation denotes areas targeted for the eventual permanent preservation or conservation of open space including, but not limited to, privately owned wash areas,Town-regulated Hillside Protection Easement areas, "OSR" zoned areas, or any other publicly-owned open space intended for conservation. In addition, existing or proposed golf course locations are designated as Open Space on the Land Use Plan. The Maricopa County Comprehensive Plan does not have a land use designation for the property, but simply defers to the Fountain Hills General Plan Land Use Designation. Although the subject property is currently designated as open space, it is zoned Rural-43 within Maricopa County, a low density residential zoning district. Further, the Arizona State Land Department has indicated their intention to sell the land at auction in the Spring of 2006 due to the high demand for compatible residential development on the property. Figure B, Existing General Plan Land Use Map, details the existing land use designations for the site and surrounding area as depicted by the current Town of Fountain Hills General Plan. B. Topography,Drainage, and other Physical Features The larger region is characterized by dramatic topography with various slopes, ridgelines, and an abundance of washes, vegetation and wildlife corridors. The subject property includes all of these elements, including natural topography ranging from relatively flat to slopes in excess of 30 percent. The range and percentage of various slope categories within the property are as follows: Slope Categories Percentage of Total Area 0% - 10% Slope: 49% 10% - 20% Slope: 28% 20% - 30% Slope: 16% 30%+ Slope: 7% There are also various wash corridors within the property. Many of these wash corridors originate in the nearby McDowell Mountains to the west,while others originate on-site. The drainage flows through the property to the southeast. All of the washes within the property currently exist in their natural condition, however, some of the washes both upstream and downstream of the site have been channelized and/or modified to accommodate the adjacent residential and commercial developments. Hesperus Wash lies downstream from Fountain Hills Dam No. 36, an Arizona Department of Water Resources (ADWR) jurisdictional dam. A former "stock tank" (relatively small) eathen dam and pond, near the southeast corner of the property, has been breached by ADWR and is not 3 Fountain Hills General Plan Amendment State Land Property- Fountain Hills currently functioning. In addition to the wash corridors, there are various ridgelines and peaks located within the property. A Preliminary Geotechnical Investigation Report on the property was prepared by Copper State Engineering, Inc. to investigate the condition of the soils on site. A band of expansive clay soils with highly stratified silty clays and clayey silts of medium to high plasticity is located along the eastern edge of the property. The clay band may have some impacts on the development suitability of the land, but additional geotechnical analysis will be required on a site specific basis to determine the extend of mitigation techniques and ultimate development potential of the land above the clay band. Figure C, Existing Topography and Wash Corridors, depicts the topography at 2-foot contours and identifies the major wash corridors within the property. Figure D, Slope Analysis, identifies the various slope categories and total acreage of each based on the Town of Fountain Hills Hillside Protection Ordinance criteria. C. Existing Zoning and Land Uses The property is currently zoned Rural-43, a low density residential zoning district within Maricopa County. This zoning district would allow the property to develop as residential with a density of approximately one residential unit per acre,or approximately 1,200 residential units. Existingzoningimmediately to the property is as follows: adjacentp p h' West: R1-35 and R1-10 South: R1-35,R1-8,R-2 and C-1 East: Fort McDowell Yavapai Nation North: McDowell Mountain Regional Park The residential zoning immediately to the West and South is within the Town of Fountain Hills. R1-35 is a single family residential zoning district that allows a minimum of 35,000 square foot lots. R1-10 is a single family residential zoning district that allows a minimum of 10,000 square foot lots. R1-8 is a single family residential zoning district that allows a minimum of 8,000 square foot lots. R-2 is a limited multi-family residential zoning district that allows attached and/or detached residential development with a minimum of 6,000 square foot lots for detached units or a minimum of 4,000 square feet per unit for attached units. The existing land use on the subject property is vacant desert land, with the exception of McDowell Mountain Road and various electric power lines. McDowell Mountain Road enters the site from the south and runs near the southern and eastern edge of the property. The electrical power lines also run along the southern and eastern property boundaries. The roadway and power line easements are identified in Figure A, Property ALTA Survey. There is also a cell tower located near the southern edge of the property east of McDowell Mountain Road. 4 Fountain Hills General Plan Amendment State Land Property- Fountain Hills The land uses on the property immediately adjacent to the site are as follows: West: single family residential and open space South: single family residential, middle school and commercial East: open space with scattered single family residential properties North: natural open space/parklands Figure E, Aerial Photograph with Existing Land Uses, details the existing land uses for the site and the surrounding area. D. Existing Roadways Fountain Hills Boulevard provides convenient access to the southern edge of the property. As Fountain Hills Boulevard exits the Town's northern boundary, the road name changes to McDowell Mountain Road, which goes through the subject site and provides access to McDowell Mountain Regional Park and both Tonto Verde and Rio Verde communities. Fountain Hills Boulevard/ McDowell Mountain Road is a MAG designated "road of regional significance". This road will also provide convenient access to various development parcels within the property as it develops. Future plans could include the modification of or re- alignment of McDowell Mountain Road as determined appropriate by Town Staff within staff's administrative discretion to accommodate development of this property and the increased traffic generated by this property. There are also various local roadways within developed subdivisions that currently terminate at the edge of the subject property. As the property develops, connections and/or appropriate turn-arounds will be provided within the property. Lir Fountain Hills General Plan Amendment State Land Property- Fountain Hills Insert Figure B: Existing General Plan Land Use Map 6 Fountain Hills General Plan Amendment State Land Property- Fountain Hills Insert Figure C: Existing Topography and Wash Corridors L 7 Fountain Hills General Plan Amendment State Land Property- Fountain Hills Insert Figure D: Slope Analysis J 8 Fountain Hills General Plan Amendment State Land Property- Fountain Hills Loy Insert Figure E:Aerial Photography and Existing Land Uses L L 9 Fountain Hills General Plan Amendment State Land Property- Fountain Hills III. PROPOSED GENERAL PLAN AMENDMENT A. Proposed General Plan Land Use Designation This General Plan Amendment request is to amend the Town of Fountain Hills General Plan Land Use Map in order to facilitate the future orderly, planned development on the subject site. The application requests to amend the land use designation on the site from Open Space (OS) to an appropriate mix of Open Space (OS), Single Family Low (SF/L), Single Family Medium (SF/M), Park (P), and General Commercial/Retail (C/R) land use designations. The request also includes a Lodging (L) designation on one of the development parcels to allow for a neighborhood-scaled resort hotel land use within the community immediately adjacent to the McDowell Mountain Regional Park. The Arizona State Land Department has experienced tremendous pressure to dispose of this property through auction, as is evident by the recent request to purchase the property by a private development company. The size and configuration of this property is ideal for the development of a large, master planned community with an appropriate mix of residential densities, open space, and commercial services within the largest remaining undeveloped land area in the Fountain Hills Planning Area. In order to ensure the property is developed consistent with the goals and regulations of the Town of Fountain Hills, an amendment to the General Plan Land Use Map is necessary to allow a large-scaled master planned community that will further enhance the quality of life and livability for existing and future residents of Fountain Hills. The proposed Land Use Plan was designed to take advantage of the unique opportunities the site has to offer in the development of a quality master planned community, while ensuring the preservation of appropriate natural resources on the property. All major wash corridors, riparian areas, wildlife corridors, and steep slopes will be designated as open space for permanent protection. Additionally, open space buffers are proposed adjacent to existing residential development to maintain the natural desert feel along the perimeter of the property those residents have become accustomed to. Many of the open spaces are linear and/or connected in order to provide continuous connections throughout the development to maintain habitat for wildlife migration through the property. Trails will also be established within some of the open space corridors to provide non-motorized access through the development; however; trails will not be allowed within the open space buffer areas along the perimeter of the property to protect the privacy of adjacent property owners. The proposed roadways have been designed to follow the topography of the site while minimizing wash crossings, substantial cut and fill, and visual impacts to the property. Ultimate roadway configuration and section details will be designed to accommodate appropriate travel speeds, discourage speeding and minimize cut-through traffic into existing neighborhoods. The residential land use designations have been located based on the site's topography, as well as the existing land use patterns surrounding the property to ensure compatibility with existing developments. A 42-acre community park is proposed near the northeast corner of the site, providing residents with additional recreational Nod opportunities and trailhead parking and access within the development. The 10 Fountain Hills General Plan Amendment State Land Property- Fountain Hills location of the park was driven in part due to the expansive clay soils in the area and the challenges related to proposing residential development above the clay soils. A 12-acre neighborhood commercial parcel is proposed at the major roadway entering the property (Fountain Hills Boulevard/McDowell Mountain Road) to provide neighborhood-scaled retail and commercial services to residents. Finally, a Lodging designation is proposed on one of the residential development parcels abutting McDowell Mountain Regional Park, allowing the opportunity to provide a neighborhood-scaled resort hotel within the master planned community immediately adjacent to a major recreational amenity. Figure F, Proposed General Plan Land Use Map, illustrates the proposed land use designations for the property. Table 1, Land Use Table, details the land use category and acreage for each land use category. Table 2, Projected Unit Range and Hillside Disturbance Requirements, provides an analysis of the minimum, maximum, and mid-point number of units that would be allowed when considering open space requirements in accordance with Hillside Disturbance Ordinance requirements. L L 11 Fountain Hills General Plan Amendment State Land Property- Fountain Hills Table 1: Land Use Table Land Use Acres %of Total SFL 180 14% SFM 698 55% C/R 12 1% • Park 42 3% O.S. 344 27% Total 1,276 100% Table 2: Projected Unit Range Open Space Req.per Density Hillside Net Acres for Range Gross Disturbance Residential Land Use Category (du/ac) Acres Ordinance Development Projected Unit Range Low High Mid Single Family Low 1 - 2 180 87 93 93 186 140 Single Family Medium 2 - 4.5 698 235 463 926 2,084 1,505 Commercial/Retail - 12 - - - - - Park - _ 42 - _ - - - - _ Open Space - 344 - - - - - Total - 1,276 322 556 1,019 2,270 1,644 Hillside Disturbance Ordinance Requirements Preservation Percent of Slope Requirement Disturbance Allowance < 10% . 0% 100% 10% - 20% 70% 30% 20%- <30% 80% 20% 30%and more 90% 10% J 12 Fountain Hills General Plan Amendment State Land Property- Fountain Hills Insert Figure F: Land Use Map here L 13 Fountain Hills General Plan Amendment State Land Property- Fountain Hills B. Public Benefits and Impact 1. Intensity/Density of Use/Design The General Plan Amendment application is designed to provide a balanced distribution of land uses, including residential of varying densities, natural and improved open space, neighborhood commercial services, a community park, and lodging (resort hotel). The density and intensity of use is compatible with the surrounding development. The Plan provides open space buffers and appropriate transitions from existing residential properties. The land use designations have also been proposed to maximize usability of the land to accommodate growth demands within Fountain Hills, while preserving major washes, important riparian areas, wildlife corridors, and steep slopes. The proposed development protects the stability of existing neighborhoods and encourages desirable new residential developments that encompass various lifestyle choices. The Single Family Low residential designations provide opportunity for integration with, and preservation of hillside areas and wash corridors in a more secluded, large lot environment. Single Family Medium residential designations provide a greater variety of housing types within a more traditional neighborhood design. The Lodging designation will provide an opportunity for a neighborhood-scaled resort use appropriate near,yet buffered from,residential communities and located immediately adjacent to the McDowell Mountain Regional Park, a substantial open space and recreational amenity to the area. A community park will provide residents with active and passive recreational opportunities, trailhead parking and access to the abundance of natural open space available throughout the property. The neighborhood commercial land use illustrated on Figure F, if implemented, will provide nearby residents with additional basic retail and commercial services within close proximity to their homes. The property is also immediately adjacent to the Fountain Hills Middle School, providing additional benefit by the close proximity to the future development. Based on the land use designations, the property can yield between approximately 969 units and 2,149 units. However, per a pre-annexation development agreement between the Arizona State Land Department and the Town of Fountain Hills, the total number of units will be capped at 1,750. This total number of units is based on a mix of appropriate lot sizes and compliance with the Town of Fountain Hills Hillside Disturbance Ordinance. Using the maximum number of units, a population of approximately 4,672 residents is estimated upon full build out of the property. 2. Open Space and Linkages The proposed General Plan Amendment would allow the integration of open spaces and trails with the McDowell Mountain Regional Park in a manner that protects natural resources, minimizes potential environmental impacts, prohibits trails within the perimeter buffer areas, and discourages motorized vehicular use. Additionally, the network of natural washes and riparian corridors contributes to the quality of life for the residents of the community by providing significant natural open space, preserving scenic view sheds, 14 Fountain Hills General Plan Amendment , State Land Property- Fountain Hills L preserving riparian areas, assisting with natural groundwater recharge and supporting wildlife habitat. The community park and natural open spaces provide an appropriate balance of passive and active recreational opportunities for all residents and visitors that include the preservation of the natural desert, trailhead parking and access and interactive sports and community activity facilities. Based on the parks and open space designations and the required open space per the Town of Fountain Hills Hillside Disturbance Ordinance, it is projected that approximately 700 acres of open space will be provided within the development, which translates to over 50% of the total land area. 3. Circulation (vehicular,bicycle,pedestrian,transit) The proposed General Plan Amendment provides for a safe, efficient, and appropriate circulation network that will accommodate all modes of vehicular and non-vehicular movements in a manner that takes advantage of the natural topography of the property and minimizing impact to important natural features and perimeter buffer areas. The open space/trail system focuses on the need to adequately provide safe non-motorized access throughout the property and to the middle school immediately adjacent.to- the property. The planned roadways are designed to connect with existing subdivisions and provide appropriate local access to all development parcels. The ultimate roadway configuration and section details will be designed to accommodate appropriate travel speeds, discourage speeding and minimize cut-through traffic into existing neighborhoods. McDowell Mountain Road provides additional access to the property as well as regional access into Fountain Hills from the north. It is not anticipated that there will be any vehicular connections to the Fort McDowell community nor to McDowell Mountain Regional Park to the north with the exception of the existing McDowell Mountain Road. The road alignments illustrated within Figure F, Land Use Map, are conceptual and subject to change with the final determination of roadway need, alignments, cross sections, and local access alternatives being determined by Town staff within staffs administrative discretion. 0 ufif dl Express commuter bus service is avble to the downtown area of Fountain Hills. The Fountain Hills shuttle provides dial-a-ride service within the Town, with a connection to the Phoenix metro at the Mayo Clinic and at several bus stops along Palisades Boulevard. 4. Public Utilities As the property develops, all appropriate public utilities will be provided. Fire Department: The Town of Fountain Hills contracts with Rural/Metro to provide the community with fire protection services. It is anticipate that Rural/Metro will provide service to this property without the need for an additional fire station. Lo Public Safety: The Town of Fountain Hills contracts with the Maricopa County Sheriff's Office to provide 24 hour police protection. It is anticipated 15 Fountain Hills General Plan Amendment State Land Property- Fountain Hills this property will be served by the Maricopa County Sheriff's Office (Fountain Hills Substation). Additional man-power may be needed based on the increased demand generated by this development. Electricity: Electricity for the Town is provided by Salt River Project. A 69 Kv line runs along the southern boundary and near the eastern boundary of this property. The 69 KV line emanates from the Glenbrook Substation (adjacent to the property, just east of Fountain Hills Boulevard) so electric service is immediately available. All new electric lines that will serve this property will be underground. Natural Gas: Southwest Gas provides natural gas to various developments within Fountain Hills. Coordination with Southwest Gas will occur to determine if natural gas will be provided for this property. Water: Domestic Water is provided to the Town through the privately owned, Chaparral City Water Company. On October 20, 2005, the Arizona Corporation Commission approved Chaparral City's Water Company's request for an "Order Preliminary" to serve the subject property with domestic water. Based on this, it is anticipated that the Chaparral City Water Company will provide domestic water service to the property. • Sewer: The Fountain Hills Sanitary District provides sewerage service to the Town. A wastewater treatment plant is located within the Town limits at Saguaro Boulevard and Pepperwood Circle. It is anticipated that the Fountain Hills Sanitary District will provide sewer service for the property. It is anticipated that several new sewage lift stations will be needed along the eastern boundary of this property. Expansion of FHSD's existing pump stations and force mains along the Town's eastern boundary, and/or expansion of FHSD's existing sewage treatment plant may be required for the development of this property. Solid Waste Collection: Solid waste collection in Fountain Hills is currently provided by several independent solid waste companies. It is anticipated that these service providers will supply solid waste collection services for all development. Telephone: Telephone service for the Town is provided by a switching station at Palisades Boulevard and Fountain Hills Boulevard. Cox Communications anticipates beginning digital telephone service in the immediate future. A number of cellular telephone carriers provide service within the Town. Because of the rugged topography, it is anticipated that several new cellular"stealth"towers will be required to serve this property. 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FEET 16621 N.91st Street,Suite 104,Scottsdale,Arizona 85260 (480)368-I551 FAX(480)368-1556 Letter to Fountain Hills Times 5/3/2006 edition I prefer the state trust lands be annexed,but not under a bad plan. What's wrong with the state trust land agreement? Let us count the ways. 1. Despite claims it will look like the rest of Fountain Hills, over 400 acres of land abutting the Middle School will be zoned at the highest permissible densities for single family residences, on lots as small as 60 feet wide. 2. Because the high density zoning is also on the flattest land, most can be mass- graded(scraped flat) under our ordinances. 3. The pre-annexation agreement gives the developer legal "vested rights"to 1750 homes using the dense zoning described above. 4. If the town attempts to cut back the 1750 number under our ordinances,the developer's lawyers will shove those "vested rights" in the town's face. 5. There is a ridgetop cul-de-sac in the General Plan that would be visible for miles and is nearly a mile in length, violating our limits of 1500 foot maximum length with 15 to 25 maximum homes. 6. Although there's no legal requirement to allow connections to existing roads,the General Plan shows major roadways connecting at the northern end of Boulder, and at Richwood. This would allow thousands of additional vehicle trips/day over some of the narrowest streets in town. At 27-28 feet, upper Boulder doesn't meet the lowest town standard (32 feet) for local street pavement width. Cut- throughs to Four Peaks School are also allowed. Who could blame the affected residents if they petition to stop this plan? 7. State law requires broad citizen input in formulating a General Plan amendment— we received a signed agreement that has not been changed in any significant way in response to the public. The town should insist on a plan that truly fits Fountain Hills—this isn't it. John McNeill 14508 N Creosote Ct FH, 85268