Fountain Hills commission delays decision on six-unit special-use permit amid parking and setback concerns

The Fountain Hills Planning and Zoning Commission on April 13, 2026 continued consideration of a special-use permit for six residential townhome units proposed at 16865 East Park View in the C2 commercial zoning district to the commission's May 11 meeting.

Staff described the concept as six residential townhomes above about 1,000 square feet of ground-floor commercial space, with single-car private garages and a desert‑modern façade. Planner Farhad told the commission the project as submitted meets the general-plan goal of mixed-use, but staff flagged a zoning provision that requires a minimum 30-foot setback between a property line fronting a street and any parking space; an initial measurement showed a garage door roughly 10 feet from Park View Drive, a condition that would “significantly alter” the conceptual site plan and likely require an administrative lot-line adjustment and revised site plan.

The planning consultant and applicant materials indicate shared parking in the Plat 208 common area would serve commercial demand, but nearby owners and a resident speaker warned that introducing residential units converts shared spaces into 24‑hour resident parking and can strain access. Roger Isaacs, a nearby property owner, said, “I personally think you should approve the special use permit for the density,” but warned the commission that garage placement and shared parking could create a 5:1 multiplier effect on congestion and urged coordination with the Plat 208 stakeholders and an ongoing streetscape project.

Commissioners raised similar concerns about land‑use balance and circulation. Chair Kovacic and others noted the parcel is zoned C2 and should prioritize commercial use; Commissioner Gray said the proposal represents “the opening salvo into 208 becoming Swiss cheese,” arguing the parcel as designed is too residential for the commercial district and that private garages should be located inboard or stacked beneath the building when feasible.

After discussion, Commissioner Proctor moved to defer the item to the commission's May 11 meeting to allow the applicant to rework setbacks, garage orientation and parking coordination with Plat 208 and staff; the motion passed on a roll‑call vote with all present commissioners voting in favor (Slashberg: yes; Corgan: yes; McDermott: yes; Proctor: yes; Seam: yes; Chair Kovacic: yes; Vice Chair Gray: yes).

The applicant is expected to return with revised site plans addressing the 30‑foot setback, garage clearances from drive aisles, and an approach to ensure shared parking will serve both commercial and residential users.