[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6392306,"mediaKeyId","2110000-0ba5a8186695529ddb05535f9c7e07dd","parentId",2110000,"title","Staff unveils draft downtown overlay to push retail and sidewalk activity; commission raises concerns about ground-floor office loss","audioSeconds",879,"startMs",4467000,"endMs",5346000,"viewUrl","/Search/View?dp=1&key=2110000-0ba5a8186695529ddb05535f9c7e07dd&start=4467&end=5346","thumbnailUrl","https://assets.pipeline.soar.com/2110000-0ba5a8186695529ddb05535f9c7e07dd/thumbnail_4467000.jpg","articleUrl","/articles/6392306/Fountain-Hills/Maricopa-County/Arizona/Staff-unveils-draft-downtown-overlay-to-push-retail-and-sidewalk-activity-commission-raises-concerns-about-ground-floor-office-loss","mediaUrl","https://secure.pipeline.soar.com/6392306-0a4e41ba281b7e3ba21b83c9cea8fb87/orig.mp4?Expires=1771168494&Signature=D8f7d7Bz2yYPl7uBpQTWGKOxO12QRoottNTdD6dvjPM1ia4-RiO5Fg5PRvjLULZT1CpfOjwP8h7skurQYHWRClHiwGZbNWGlL~WH6JzQATiljcO24movfx9TC54yzPffSulTEWyOnV5GcdEN3enX1aT~R6PSSaesKm9BMjKsVJQ6XUUl-q0yeyesdmQE6MFEc8AfF7tkyJ8aY~-BNN9D30lt-s7DtwZU-f0WYJBM0ouyclCwzrVfDKjoMhKum1~SYfqc0tyNL7ySk-Lp-lQ2Ttl2Z2u7ApPw6WNPGj0FyTuw45ExYWPjufoysDPD5VgxUPSzaR3TKc40Xc2adr8Mug__&Key-Pair-Id=KUT5TJCACFTXG","author","Town of Fountain Hills","date","2025-01-13T00:00:00Z","article","Town planning staff presented the first draft of a downtown overlay district to the Planning and Zoning Commission on Jan. 13, a proposal that would consolidate two existing overlays and create three subdistricts intended to boost downtown vibrancy and employment.

The draft would replace the economic-development and planned-shopping-plaza overlays with a Downtown Overlay made up of an Avenue District (street-level retail and restaurants), a Business District (office and service uses north of the avenue), and an Innovation District (light assembly, labs and employment uses further north). Staff proposed restricting future ground-floor uses on the avenue to active retail, restaurants and entertainment to encourage sidewalk activity and proposed streetscape changes that would shift curb lines to widen pedestrian areas.

Staff also proposed raising by-right residential density from an effective eight units per acre (currently yielding about 1.1 units on a typical 6,000-square-foot lot) to options that would allow a higher yield. One idea presented would allow one unit per 2,000 square feet of building footprint, producing roughly three units per floor on a 6,000-square-foot lot. The draft suggests allowing temporary uses on vacant lots, stronger property-maintenance standards for vacant parcels, and considering a build-to line along the avenue to bring buildings forward to the street.

Commission discussion praised the overall ambition but flagged tradeoffs. Several commissioners cautioned that restricting ground-floor office uses on the avenue could make vacancies harder to fill because some existing tenants are offices, title companies and professional services. Commissioners asked staff to gauge property-owner sentiment and to coordinate changes with streetscape investments and the town’s economic-development strategy. Staff said outreach already included the Avenue Merchants Association and plateau/plate 208 stakeholders and planned additional meetings ahead of a public hearing, with an expected P&Z hearing in March.

No vote was taken; staff will continue outreach and refine the draft.","mediaType","Video","parentTitle","January 13, 2025 Planning and Zoning Meeting","oneSentenceSummary","Planning staff presented a draft downtown overlay that combines existing overlays, sets active retail and restaurant uses for avenue ground floors, increases by-right residential density options, and proposes streetscape changes; commissioners voiced concerns about displacing ground-floor offices and vacancy risk.","taxTitle","Fountain Hills, Maricopa County, Arizona","taxId",58389,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6392311,"Commission recommends denial of multifamily 'home for the aged' proposal in Plat 106",702,3650000,4352000,"/Search/View?dp=1&key=2110000-0ba5a8186695529ddb05535f9c7e07dd&start=3650&end=4352","https://assets.pipeline.soar.com/2110000-0ba5a8186695529ddb05535f9c7e07dd/thumbnail_3650000.jpg","/articles/6392311/Fountain-Hills/Maricopa-County/Arizona/Commission-recommends-denial-of-multifamily-home-for-the-aged-proposal-in-Plat-106","https://secure.pipeline.soar.com/6392311-49e51bd5ee47690b5a3ca6455b7a8f05/orig.mp4?Expires=1771168494&Signature=dIb6BKt5gsbmu9QiQ-bncd718~g128KABNlBeXt~MP5NSXo33QUBNhZgUfpJo2L930UM1tBoPxW9Yt~iI7a828L2ilfBr-t-LQ809hvCa2gRs7NAaUZ8s7QEJPOJaRY3FZ4a8vAaGbwjwoijf09QSnRltXbKBnQ6sXIN6K1QGYjyV7Amc6QtmVQjwhpcf3WH2oe5y6fucSZaHBClSSqqQgoQIcA63RHgDfx8wtkr0Vefgfz8IShDo~kdHh-sLNoFD~MG1nJN4pnUL26fvvyuqg9J2IDR1~FwE7PSxU1y44WMYatOLdKCCX9PgQqOJUgCY4R8miMsMTTjxUR-LiV5bw__&Key-Pair-Id=KUT5TJCACFTXG","The Planning and Zoning Commission on Jan. 13 voted 7-0 to recommend denial of a special use permit for four multifamily buildings—three dwelling units each—on four small, adjacent parcels in Plat 106. The proposal was presented by the applicant as a rental product geared toward older adults but not an assisted-living facility.

Staff described the scheme as 2-story structures with no elevators, common-area parking in a shared lot, unit footprints up to about 966 square feet for second-floor units and smaller one- and two-bedroom first-floor units. Staff reiterated several concerns carried from an earlier review: tight separations between buildings (4 feet on the outside, up to 8 feet between middle units), no private parking stalls for individual units, limited open space, and minimal detail on leasing and services despite the applicant’s stated interest in serving older residents.

Commissioners raised specific reservations: how an elderly target market would access second-floor units without elevators; fire and emergency access with narrow alleys and small setbacks; high effective density (commission discussion referenced a calculation that would equate to a very high units-per-acre figure for tiny parcels); lack of private parking and potential spillover to surrounding areas; and unclear trash and service logistics.

The applicant described management plans and said units would be rented and managed with support services available as needed; he suggested stairlifts and other accommodations rather than elevators and said sprinklers would be provided. Public commenters and Plat 106 stakeholders again expressed unease about converting commercial lots to dense residential use without a broader plat-level plan.

Commissioners voted to forward a recommendation of denial to Town Council; the motion was carried by unanimous roll call.","The commission unanimously recommended denial of a special use permit to build four multifamily buildings (three units each) targeted at older residents; commissioners cited density, lack of elevator access, parking, and open-space concerns.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6392317,"Planning commission recommends denial of proposal to add 10 single-family units in commercial Plat 106",2712,1609000,4321000,"/Search/View?dp=1&key=2110000-0ba5a8186695529ddb05535f9c7e07dd&start=1609&end=4321","https://assets.pipeline.soar.com/2110000-0ba5a8186695529ddb05535f9c7e07dd/thumbnail_1609000.jpg","/articles/6392317/Fountain-Hills/Maricopa-County/Arizona/Planning-commission-recommends-denial-of-proposal-to-add-10-single-family-units-in-commercial-Plat-106","https://secure.pipeline.soar.com/6392317-7818ec20e4434eb920138c881c585454/orig.mp4?Expires=1771168494&Signature=hLKfWBJ1EjmFCFKCN0HyulQL2JQq3KoZ0e8w64bl3rxuFMKE3ebsk9tkfDY33PoDM34p9MwkSJP0kP3t4HBDMMUvG2QSPB75FtQPyJ1XOZlTxso5U7jBHqj5vn0eoTihceLbqCrZGnuL2mc7wTe0rwReTgmN8qunsmGHwHR-siFGY9AfxGxu7m4o5JuaV7LoAJM8LEizqILHitD0oNFsLkRYWEH4ftShLX7Dgwvy2iKZFRouUhXkDMQp7aVxHkyTZ29d5IDoK-Y~s91neF4fl3-trdNj3krZeFNLzvE3yQfi51YfmM2XK0JOSvT5ZMoFrI4EunVC3fXuzSHhVvBWIA__&Key-Pair-Id=KUT5TJCACFTXG","The Fountain Hills Planning and Zoning Commission voted 7-0 on Jan. 13 to recommend denial of a special use permit that would allow 10 single-family units on six parcels in commercial Plat 106.

Staff presentation described the proposal as a set of small two-story, approximately 1,300-square-foot “cottages” with tandem garages, to be sited on underutilized lots in the northern portion of Plat 106 (the northeast area at El Pueblo and Fountain Hills Boulevard). Because the property is in a commercial community- commercial (CC) zoning district, residential uses require an SUP. Staff said the project would require lot splits, alley improvements, and addressed multiple design and operational concerns: balconies that could overhang property lines, very tight building setbacks, trash collection and mail delivery logistics (the nearest trash enclosure was described as about 230 feet away from several units), no dedicated guest parking for units, and no open-space amenities for future residents.

Commissioners raised similar concerns in discussion: the narrow alleys and limited site distance for vehicles entering and exiting; potential difficulties for trash and refuse trucks; insufficient guest parking; lack of play space or common open space given four-bedroom units; tight side-yard separations that raise safety and fire-access questions; and whether Plat 106’s commercial character should be preserved rather than converted piecemeal to residential. Several commissioners said Plat 106 may need a broader master plan rather than individual conversions.

The applicant, developer Wilson Ijim, told the commission he had discussed the project with the Plat 106 association and offered several modifications to address concerns: he said he could relinquish (convert) several lots along the alley to add parking (an estimated 4–5 spaces per lot), expand an existing shared trash collection area in coordination with the property owner/POA, remove the balconies that overlooked adjacent yards, and that unit backyards would be about 10 feet. He said some units were intended for buyers rather than rentals, and he described a market that could include older residents or young couples seeking smaller homes.

Public comment included opposition from a Plat 106 board member who said converting commercial parcels to residential would harm the commercial owners and the area's economic-development potential. Commissioners ultimately made a motion to recommend denial to Town Council, citing staff concerns and the record of commissioner comments; the motion carried on a unanimous roll call.","Commissioners voted 7-0 to recommend denial of a special use permit that would allow 10 single-family 'cottage' units on six parcels in the commercial Plat 106; staff and commissioners cited alley access, trash collection, lack of open space, and design concerns.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6392322,"Commission backs outdoor display for electric golf-cart sales at Fountain Hills Boulevard location",892,662000,1554000,"/Search/View?dp=1&key=2110000-0ba5a8186695529ddb05535f9c7e07dd&start=662&end=1554","https://assets.pipeline.soar.com/2110000-0ba5a8186695529ddb05535f9c7e07dd/thumbnail_662000.jpg","/articles/6392322/Fountain-Hills/Maricopa-County/Arizona/Commission-backs-outdoor-display-for-electric-golf-cart-sales-at-Fountain-Hills-Boulevard-location","https://secure.pipeline.soar.com/6392322-52950d1b1eb3409f1d03024feca7ffd7/orig.mp4?Expires=1771168494&Signature=agfFVHKfI5ylwTw7eaeWjnrurMbYfB5qraiRRFVy5IL9h2Dpl3NE89J5~6YX6yvhJW4PpdLKNLbCsJ9~zL9oE-OxQJT0KtM2t0xWQN~JJ8AvlWnZ73vSgUfrxMePG7tlBdFvhXKcqY6is0qs9DxZOdMtC8S1d9gfHBtnp1sIFyLYp0vHG3kMW~RQ8OjRFEKLRzS7-VeAhTrf2YfV6V4O25RpYk3j4cecJ9Xvs5L8ZK8ZDxLUVbxexyLvnpcyIgZvEM8-QmZCS2zWe3s4pafUF7wIAsAVxRtm0ujnUkEI21YBA9~lUWLTAZDzMmLWgp462pLONbwCFjqL0PWNzqxXEA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning and Zoning Commission on Jan. 13 recommended approval of a special use permit that would allow a Fountain Hills golf-cart retailer to display non-gas, small vehicles outdoors at 15225 N. Fountain Hills Blvd.

Staff explained the site is zoned C1, which allows indoor vehicle sales but not outdoor displays; a pending town text amendment would permit outdoor display of non-gas vehicles up to 1 ton with an SUP and allow limited short-term gas-powered display if the commission so chooses. The applicant requested use of spaces along the Fountain Hills Boulevard frontage for a display area; staff identified approximately four full parking spaces and a partial fifth area suitable for display.

During public comment, Crystal Kavanaugh urged simplifying the approval to cover only golf carts and treating the display like a temporary A-frame sign that is removed at close of business. Commissioners discussed whether to allow other small recreational vehicles or to limit the SUP to golf carts only; staff noted the broader language was intended to allow the business to handle trade-ins such as scooters but also that a gas-powered display could be limited to 30 days by motion.

Commissioner Corrigan moved to recommend approval inclusive of staff comments and space allocation, and to simplify the language to permit electric golf carts only; Commissioner Corey seconded. The motion passed on a unanimous roll call.

If the council adopts the pending text amendment staff cited, the SUP would implement the new allowance for outdoor display limited to non-gas small vehicles (up to one ton) and optionally authorize brief gas-powered displays by special condition.","Planning staff recommended approval of a special use permit to allow outdoor display of non-gas small vehicles; the commission recommended approval limited to electric golf carts only and included staff parking recommendations.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6392324,"Fountain Hills planning commission appoints new chair and vice chair, approves past minutes",170,501000,671000,"/Search/View?dp=1&key=2110000-0ba5a8186695529ddb05535f9c7e07dd&start=501&end=671","https://assets.pipeline.soar.com/2110000-0ba5a8186695529ddb05535f9c7e07dd/thumbnail_501000.jpg","/articles/6392324/Fountain-Hills/Maricopa-County/Arizona/Fountain-Hills-planning-commission-appoints-new-chair-and-vice-chair-approves-past-minutes","https://secure.pipeline.soar.com/6392324-dcbdb45c5f6c7aab1ae8252df4303f94/orig.mp4?Expires=1771168494&Signature=W68WRVRvq0Hp1z5e~msJyywLlAJj-m~os52n7eRwjQhrWWGYPftZR2hKicDQXjkfemwv-NrHyx0HsqrY4bKf9lKi-23s9qlk1OFnZPplwpO4Bntn2xvZouR-fVEFHhpBf5rBKiKe5rtX3ZeA9BVzekqwBdfxl2~2a5xWXBpFbmc3Dy7GiazCr~D19prbAia4lnX01S7HqvOwvcmfFfHckwFJzvmjgYeow2c5TJA2ZkN6h3~UnVn5-vTD3Js4-LtRgxXiikB8fZU1zWsJBx1EiqjfiY-umC2SiBmdBLWnZOl947T~m9siYmbjihFnukGiRJKVds4J0T4ZbDBBOBNJZw__&Key-Pair-Id=KUT5TJCACFTXG","The Fountain Hills Planning and Zoning Commission on Jan. 13 unanimously approved regular meeting minutes from Nov. 18 and Dec. 9 and voted to appoint new leadership for the one-year term.

Commissioner Kova (Kovacevic) was nominated by Commissioner Schlossberg and seconded by Commissioner Corrigan for the chair position; the commission approved the appointment by roll call, all voting aye. Commissioner Corey was nominated by Commissioner Kovacevic and seconded by Commissioner Schlossberg for vice chair and was likewise approved unanimously.

The approved minutes cover prior commission business; commissioners did not identify any changes during the motion to adopt. The leadership appointments take effect immediately and will govern commission procedure for the coming year.

The motions were procedural and carried by unanimous roll calls. No substantive land-use decisions were made as part of these votes.

The commission proceeded to the evening's public hearings and land-use matters after the appointments and minutes approval.","The Planning and Zoning Commission unanimously approved meeting minutes from November 18 and December 9 and appointed Commissioner Kovacevic as chair and Commissioner Corey as vice chair.","actionData","errors"]

Article not found

Staff unveils draft downtown overlay to push retail and sidewalk activity; commission raises concerns about ground-floor office loss

Commission recommends denial of multifamily 'home for the aged' proposal in Plat 106

Planning commission recommends denial of proposal to add 10 single-family units in commercial Plat 106

Commission backs outdoor display for electric golf-cart sales at Fountain Hills Boulevard location

Fountain Hills planning commission appoints new chair and vice chair, approves past minutes