By Bob Burns | Fountain Hills Times
An attorney representing Sandor Development outlined for the Planning and Zoning Commission the developer’s plan to revitalize the struggling Four Peaks Plaza on Shea Boulevard in Fountain Hills and salvage an underperforming Target store that anchors the plaza.
The proposal calls for the redevelopment of the western portion of the plaza with a four-story, 316-unit apartment complex.
Commission members, however, found the request to rezone the property to allow the apartments unacceptable, raising concerns about density, parking and whether it would accomplish the objective of business retention. They voted 2-4 on the motion to approve and recommended the Town Council deny the rezoning PAD.
Commissioner Clayton Corey made the motion to approve the applicant’s request.
“I’ve lived here for eight years and have been thinking from day one that we need to revitalize this area,” Corey said. “The project is compatible with the surrounding area, it has good access to a main thoroughfare, the businesses support this and it is consistent with our planning documents.
“The last thing we want to do is lose Target or one of the other businesses.”
Commissioner Patrick Dupaah seconded Corey’s motion.
“I recall there were a lot of reservations about the Park Place development, but now we see an active community contributing to the vitality of the downtown,” Dupaah said. “Questions about that development itself have been answered. I am with Commissioner Corey and am ready to move forward.”
Other commissioners were on board with the need for improved housing options in Fountain Hills, however, had overriding concerns.
“I am fully on board that Fountain Hills needs more housing,” Commissioner Dan Kovacevic said. “There are a lot of options for redevelopment of this site, what has taken so long.
“We have ordinances in place for a reason. This is too dense. I can’t support his much in this little space.”
Commissioner Susan Dempster was in agreement that there is a housing issue for the town, there is also a need to reduce commercial space and there is a need to revitalize this plaza, but she also cited the density as her biggest concern.’
Commission Vice Chairman Rick Watts said he was not ready to move forward with the plan. “I think we need more input and afford the town with an opportunity to explore more and come back,” Watts said.
Chairman Peter Gray said he favored a continuance of the discussion. “As this is laid out, it is residential adjacent to commercial and high density in isolation. We need to further develop the mixed-use concept for this project and really understand the economic impact.
“It is too dense, and there is a parking deficit,” Gray said.”
Jason Morris, the attorney for Sandor stated it would be appropriate to ask the applicant for a continuance. No commission members asked or made a motion to continue.
The staff report states that with the 316 units on 6.7 acres works out to 47 units per acre, which is higher than the R-5 multi-family zoning that would be underlying zoning for the PAD, the highest density in the town’s zoning ordinance.
The project provides 498 parking spaces within the parcel both parking garage and surface. Jason Morris, representing the developer, stated that actually works out to one parking space per bedroom in the complex. He also noted that the developer owns the shopping plaza so overflow parking is not an issue as shared parking is readily available.
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Related: Fountain Hills Town Council Hears Support for Four Peaks Plaza Apartment Project