Planning commission delays decision on downtown density amid debate over parcel consolidation and parking

Fountain Hills — The Planning and Zoning Commission on Jan. 12 paused action on a proposed amendment to the downtown overlay that would change allowable residential density, voting unanimously to continue the item to the commission's March 9 meeting.

Director John Wesley opened the public hearing by reviewing the overlay's background and examples from local projects, saying the commission had recommended up to 50 units per acre but the Town Council reduced that to 35. Wesley provided comparative calculations for 8, 16 and 35 units per acre and noted "there's currently about 350 units" in the downtown study area and roughly "11 and a half acres of vacant land" in Plat 208. He said 15 units per acre "will not get us there" in terms of creating a walkable downtown and summarized staff’s position: "Staff recommends at least 20 units per acre, but can support keeping the ordinance, as it is." (Director John Wesley).

Public comment came from Larry Myers, a 44-year resident, who urged the commission not to rely on adding apartments to create vibrancy. "I don't think adding apartments makes anything vibrant," Myers said, warning that parcel consolidation could allow developers to purchase multiple lots and replace small properties with dense apartment blocks. Myers pointed to Target Plaza and Park Place as cautionary examples and said he preferred a lower-density approach closer to the council’s earlier preference of about 16 units per acre.

Commissioners then debated the policy trade-offs. Several members emphasized that common parking areas in Plat 208 are jointly owned "and they're not available for development," a point Wesley repeated, and that any realistic redevelopment path would require replatting and buy-in from many owners (Wesley estimated two‑thirds of owners would be needed for changes to common areas). Commissioners split on strategy: some argued the town should prioritize design and preserve ground-floor commercial uses, while others said raising allowable density — or creating a new base zone that enables plot consolidation and redevelopment — could attract investment.

Given the range of issues raised (parking ownership, replatting mechanics, Prop 207/property impacts, and coordination with strategic planning efforts), the commission agreed more staff work and stakeholder outreach were needed. Commissioner Corrigan moved to continue the matter to March 9; Commissioner Gray seconded. A roll-call vote recorded Aye from Commissioner Proctor, Commissioner Seavum, Chair Kovacevic, Commissioner Gray and Commissioner Corrigan; the motion carried 5-0.

What’s next: Director Wesley said staff will explore additional zoning options, consider rezoning the Innovation District separately, and invite leadership from Plat 208 to present constraints and possibilities at a future meeting. The public hearing remains open and the commission will revisit the ordinance and any proposed text changes in March.

Sources: Presentation and public hearing at Fountain Hills Planning and Zoning Commission, Jan. 12, 2026; comments by Director John Wesley and Larry Myers.