Call to Order and Pledge of Allegiance

Invocation (Moment of Silence)

Roll Call

Statement of Participation
Anyone wishing to address the Commission regarding items listed on the agenda or during Call to the Public must completely fill out a Request to Comment card located in the back of the Council Chambers and hand it to the Clerk prior to the start of the meeting. Once the meeting has started, late requests to speak cannot be accepted. When your name is called, please approach the podium, speak into the microphone, and state your name and if you are a resident for the public record. Comments may not exceed three minutes. It is the policy of the Commission not to comment on items brought forth under "Call to the Public." However, staff can be directed to report back to the Commission at a future date or to schedule items raised for a future Commission agenda. To avoid disruption of the meeting, to maintain decorum, and provide for an equal and uninterrupted presentation, applause is not permitted, except during Proclamations, Awards, and Recognitions. All meeting participants must maintain proper decorum as specified in Section 6 of the Council Rules of Procedure.

Summary of Current Events by Director

Consent Agenda
All items listed are considered to be routine, non-controversial matters and will be enacted by one motion and vote of the Commission. All motions and subsequent approvals of consent items will include all recommended staff stipulations unless otherwise stated. There will be no separate discussion of these items unless a Commission Member or member of the public so requests. If a Commission Member or member of the public wishes to discuss an item on the Consent Agenda, he/she may request so prior to the motion to accept the Consent Agenda or with notification to the Director or Chairperson prior to the date of the meeting for which the item was scheduled. The item will be removed from the Consent Agenda and considered as the first item on the Regular Agenda. The remaining items on the Consent Agenda will be enacted by one motion and vote of the Commission.

Regular Agenda

CONSIDERATION AND POSSIBLE ACTION: Approving the regular meeting minutes of the Planning and Zoning Commission March 9, 2026.
The intent of approving meeting minutes is to ensure an accurate account of the discussion and action that took place at the meeting for archival purposes. Approved minutes are placed on the town's website and maintained as permanent records in compliance with state law.

PUBLIC HEARING, with CONSIDERATION AND POSSIBLE ACTION: Relating to a SPECIAL USE PERMIT to allow up to six (6) residential units on a 6,000 square-foot property generally located 150 feet west of the southwest corner of Saguaro Blvd and Parkview Ave. (16865 E. Parkview Ave.; APN#176-06-099) in the C-2 (Intermediate Commercial) zoning district.
This request is for development on a 6,000 sq. ft. lot on Parkview Avenue, west of Saguaro Blvd. The area was originally plated in 1971 as Plat 208, and the boundaries of the subject property has since remained unchanged. The property is zoned C-2 (Intermediate Commercial) and is also within the Planned Shopping Plaza and Entertainment Overlay Districts. The applicant requests a Special Use Permit to construct a three-story, mixed-use building consisting of approximately 1,000 square feet of ground-floor commercial space and six (6) residential units above. Each residential unit is configured as two-bedroom, two-bath layouts ranging from approximately 1,300 to 1,400 square feet, with private balconies and central stair/elevator access. Each residential unit will include a private, one-car garage accessed from the rear of the property via the internal Tract 208 circulation network. These garages are designed to reduce demand on shared and public parking while providing secure, enclosed parking for residents. The site is located within the Town Center area, approximately 500 feet north of the northwest corner of Avenue of the Fountains and Saguaro Blvd.This property is currently vacant. The lot has a platted 5‑foot front yard setback and a 20‑foot rear yard setback. Five existing parking spaces are located on the site and will remain. To accommodate the proposed 10‑foot setback along the south property line, the lot will need to be replatted to reduce the existing platted setback from 20 feet to the proposed 10 feet. The garage doors will face west and will be set back 6 feet from the driveway to provide adequate clearance and ensure maximum visibility of traffic between Parkview Avenue and the common parking area.The site has remained undeveloped since it was originally platted in 1971. Consistent with similar recent proposals in the area, this project introduces a mixed‑use component to Plat 208. The building features a contemporary, desert‑appropriate material palette, including a stone veneer base at the ground level, fiber‑cement lap siding, EIFS cladding with decorative reveals, and aluminum‑and‑glass storefront systems along the commercial frontage. The upper-level residential units incorporate large window openings, metal trim accents, and balcony railings with glass or cable systems. The overall massing and material selection are intended to create visual interest along the street frontage while ensuring durability and compatibility with the surrounding context.General PlanOur Commitment, page 13: Maintain the delicate balance of land uses that make the Town a desirable place to live, work, enjoy and visit.Our Commitment, page 13: Support existing businesses and continue to attract businesses that stimulate the Town’s economy.Our Vision, page 14: Residents enjoy a walkable community that is conducive to civic involvement and activities.Our Vision, page 14: A variety of housing options are available in safe, quiet, pleasant, and enjoyable neighborhoods.Thriving Neighborhoods Goals and Policies, page 23Goal 2: Support a housing strategy that encourages a broad range of quality housing types to address current and future housing needs and to support long-term economic vitality.Policy 1. Encourage a broad range of housing types affordable to all income ranges and age groups in a manner compatible with adjacent development.Policy 2. Encourage a range of housing types and residential densities and maintain consistency with the existing character of infill areas in conformance with criteria provided in Table 1: Character Areas Plan.Policy 4. Encourage quality urban, compact, walkable mixed-use development that complements surrounding uses in the Town Center and in other areas that may become available for urban development.Policy 6. Support quality residential development that meets Town housing needs, promotes the vitality of established neighborhoods, and enhances the quality of life of Fountain Hills.Goal 4: Attract quality residential development that supports the healthy and active lifestyle valued by the community.Policy 1: Ensure that new neighborhoods:a. Sensitively and aesthetically integrate residential development to the social, built and natural environments by supporting neighborhood connectivity to Fountain Hills’ Great Places.Character Area Goals and Polices, page 38Goal 1: Encourage future development, redevelopment and infill in a manner that will maintain and protect existing neighborhoods, the Town’s economic health, community well-being, and natural environment.Policy 4. Direct commerce and employment to the character areas that sustain them in conformance with the Character Areas Plan map and Table 1.Goal 2: Development, redevelopment and infill support Fountain Hill’s small town identity and the distinct character of each area while fostering long term viability.Policy 3. Support a mix of residential, employment, and commercial uses at densities and intensities and in the development form that reflect the small-Town character of Fountain Hills.Policy 5. Strongly encourage a wide range of housing types, densities and prices to support the current and projected populations (particularly families and working professionals) and to ensure the future stock of affordable housing for all income ranges.This is in the Town Center character area. The General Plan statement for this area is: "Continue to develop a highly integrated mix of uses to provide a vibrant town center. Encourage development with an urban form with buildings brought to the street forming a continuous street wall. Encourage active ground floor uses with a high degree of transparency and office and residential above."The 2009 Specific Area Plan for the Avenue District includes the statement: "The Avenue District is designed to accommodate a degree of other uses including second story office space, condominiums and small-scale businesses along with limited neighborhood services."Zoning Ordinance RequirementsThe property at 16865 E Parkview Avenue is zoned C-2 (Intermediate Commercial) and is located within both the Entertainment Overlay District and the Planned Shopping Plaza Overlay District. While the C-2 zoning district allows a variety of commercial uses by right, residential uses above the ground floor are permitted through the Special Use Permit process when located within the Entertainment Overlay if the density is more than 8 dwelling units per acre. The proposed development includes six (6) residential units (which equals 44 units per acre) above approximately 1,000 square feet of ground-floor commercial space, consistent with the intent of the zoning and overlay districts to promote a vibrant, mixed-use downtown.Per the Fountain Hills Zoning Ordinance:Group commercial buildings require 1 parking space per 275 square feet of floor area.Multi-family dwellings require 2.25 spaces per unit.Based on these standards, the proposed mixed-use development would require approximately 18 parking spaces. In contrast, a fully commercial three-story building of similar size would require approximately 50 spaces. The existing Tract 208 shared parking lot provides sufficient parking to meet the requirements for this development, as it was originally designed to accommodate build-out of the subdivision.In addition, the applicant proposes to accommodate six (6) private garages, each serving one residential unit. These garages are designed as one-car garages, approximately 24 feet deep, with access from the rear of the building. The driveway width behind the garages will be maintained at 26-feet for two-way traffic. This configuration meets the ordinance requirement for one covered space per unit, and the remaining parking demand can be accommodated within the shared lot.Solid waste enclosures are required to be located within 250 walking feet of the main entrance. The proposed enclosure meets this requirement due to the rear access doors for each unit. However, the enclosure is part of the shared Tract 208 facilities and may not have sufficient capacity for the additional residential and commercial waste. Prior to issuance of a building permit, the applicant must provide written confirmation from the Tract 208 Property Owners Association that adequate solid waste service will be provided, or propose an alternative solution.Following approval of the special use permit, the applicant will be required to submit a Site Plan Review application to ensure zoning compliance. Once the site plan is approved, the applicant must then apply for a building permit.Citizen ParticipationThe applicant submitted a citizen participation plan outlining his outreach efforts, which included sending notification letters to all property owners within 300 feet of the subject site. The letter described the SUP request and invited recipients to provide comments or concerns via email, mail, or phone. As of April 2, 2026, the applicant has not received any responses from neighboring property owners. A copy of the citizen participation plan, along with a statement confirming that no inquiries were received, is attached to the staff report.

PUBLIC HEARING, with CONSIDERATION AND POSSIBLE ACTION: Relating to Ordinance 26-06 amending Sections 1.12, and 2.04 A and F; and adding Sec. 19.06 H to provide for site plan modifications and murals.
At the December 16, 2025, Town Council meeting, staff presented an item for Council direction regarding the establishment of a Placemaking Strategy for the installation of murals on the exterior of buildings. The Community Economic Development Strategy and the Downtown Strategy both contain implementation strategies for placemaking. The current utility box murals program has drawn a lot of attention to this idea and staff has received interest from several businesses and property owners regarding painting murals on buildings.Over the last several years, multiple business owners have expressed interest in murals on their buildings and have approached the Town with various proposals, including:Donating a wall for a Town-installed mural;Donating a wall and splitting the mural installation costs 50/50 with the Town; and,Fully funding a private mural installation (100% paid by the business or property owner).In response to this, the Council directed staff to further explore what steps need to be taken to implement this portion of the strategy to ensure that murals painted on buildings will enhance the image and character of the town. Staff has identified two basic steps that are required to accomplish this goal: 1) establish a policy on murals for Town participation, and 2) amend the zoning ordinance to provide for and place basic standards on the installation and maintenance of murals.Under current zoning provisions, the Town does not regulate installation of murals or have the means to review repainting a building unless specific paint colors were approved during site plan review. Further, the adopted Architectural Review Standards limit the number of colors that can go on a building. After reviewing the zoning ordinance, it has been determined that changes should be made to three sections of the ordinance: Definitions, Site Plan Amendments, and Architectural Review Standards in order to regulate installation of murals.Unless the proposed changes to the zoning ordinance are adopted, murals can be painted on most buildings in town without any oversight or review by the Town.Proposed Ordinance ProvisionsThe first item needed is a definition of mural.  After reviewing language in other ordinances, staff is proposing the following definition be added to Sec. 1.12:Mural: A non-commercial picture, scene, or diagram displayed on the exterior of a building through application of paint, canvas, tile, panels or similar materials, generally for the purposes of decoration or artistic expression, including but not limited to painting, fresco, or mosaic.Section 2.04 of the Zoning Ordinance establishes the requirement for site plan review and approval.  As part of the site plan review process, the applicant is to provide a color pallet for how the building will be painted as well as a color elevation.  It is through this means that the Town has the opportunity to review the exterior treatment of a building and respond to those design choices.  There is nothing in the ordinance today that would prohibit a person from choosing to paint a mural on their building.Section 2.04 A 2 states what types of development require site plan review prior to consideration of a building permit.  This section is being expanded to make it clear that redevelopment would include modifications to the exterior of the building.  This will give us clear authority to require Town review prior to repainting a building for a mural where a site plan currently does not exist.Section 2.04 F establishes the criteria for site plan modifications.  There is nothing in the current list of modifications that addresses changes to paint colors or other similar changes to the exterior of the building.  In order to provide oversight of changes to existing buildings, staff is proposing that an additional provision be added as follows:F. Changes to paint colors, materials, themes, or exterior treatment of the facade.There has been some concern with this change to Town policies and ordinance to provide for murals.  Concerns range from having too many murals that the Town begins to look cluttered to the content of what might be included in a mural.  Again, there is nothing in the ordinances today that would prohibit a mural from being painted on a building.  There are free speech questions that can be raised.  The following is being proposed as an addition to Chapter 19 to allow murals in a controlled manner:H. Murals. Murals as defined in Sec. 1.12 are permitted.  A mural may use more than the five colors as stated in Sec. 19.06 B.1. Murals must:a. Fit with and complement the architecture and other design elements of the building;b. Fit the context of the area; and,c. Utilize the design themes in the Town's most recently approved "Call to Artists" program.2. Murals cannot:a. Cover doors and windows;b. Use metallic paint, reflectors, rotating lights, or lights pointing toward the street;c. Contain new electrical or lighting components;d. Contain profane, gory, or violent material;e.  Contain words, except the artist's name in a lower corner of the mural;f.   Contain people or images of people; g. Extend beyond the surface of the building wall or have materials that fasten to the wall;h.  Contain sign copy or logos.  A mural shall be considered a wall sign or commercial message and subject to the requirements of Chapter 6, Sign Regulations, if it contains words, logos, trademarks or graphic representations of any person, product or service for the purpose of advertising or identifying a business; or,i.  Be installed on a designated historic property.3. Murals must be maintained in good condition and repainted as needed to repair damage and avoid becoming faded.4. Artists used to paint murals on the exterior of buildings must be selected from the Town's list of pre-qualified artists.

PUBLIC HEARING, with CONSIDERATION AND POSSIBLE ACTION: Relating to Ordinance 26-03 amending Zoning Ordinance Section 5.13, Community Residences to remove sections moved to Town Code Article 8-8.
The Town Council directed staff to review the current ordinance provisions for community residences and add provisions to require insurance and allow for inspections of these homes. After reviewing the state statutes and the current ordinance provisions, it was determined the best way to accomplish this was to move the registration portions of the existing ordinance to the Business Regulations chapter of the Town Code. At their March 17, 2026, meeting, the Council approved an ordinance establishing a new Article 8-8, Community Residences, in Chapter 8, Business Regulations. This section of the Town Code now provides the requirements for licensing of community residences and added the provisions desired by the Council for insurance and inspections.With the adoption of Ordinance 26-09 moving the registration requirements for community residences to Article 8-8 of the Town Code, it is necessary to remove the duplicative provisions from Sec. 5.13, Community Residences, from the Zoning Ordinance.  Attached is Ordinance 26-03 which amends Ordinance 26-03 to remove the portions of the existing ordinance that are now covered in Article 8-8.  The only other change to Sec. 5.13 is to add a new subsection D. Registration.  This section references the registration provisions in Town Code Article 8-8.Attached are the ordinance making the changes and a clean version of Sec. 5.13 with the portions of the ordinance that have been moved to Article 8-8 removed.

Annual Update for the 2020 General Plan
Arizona Revised Statutes Section 9-461.07 A. 2. states that after the municipal legislative body has adopted a general plan, the community’s planning agency shall render an annual report to the legislative body on the status of the plan and progress in its application. The Town adopted its current general plan on November 3, 2020. The previous annual report was presented before the Planning and Zoning Commission on March 10, 2025, and was forwarded to Town Council following the summer break.The Fountain Hills General Plan 2020 includes the following requirement: Each year, the Fountain Hills Development Services Department must prepare, and the Fountain Hills Planning & Zoning Commission must review and submit to the Town Council an annual report on the status of the General Plan progress. The report must include, but not be limited to, the following:A summary of General Plan amendments processed during the preceding year and those pending review, including General Plan amendments initiated by Town Council.A report on the progress and status of implementation actions enumerated in the General Plan Implementation Strategy.A review of policy issues which may have arisen regarding provisions of the General Plan.A recommendation for General Plan amendments to be initiated to maintain an effective, up-to-date General Plan including policy changes, clarifications, and new policy development; changes in character area; and other applicable changes. The recommendation may also include suggestions to change implementation actions priorities, as Town’s priorities shift, as well as General Plan amendments, if any, to be included in the work program for the following fiscal year.Attached is a draft report for the Commission's review and consideration. Report content includes status updates received from the lead departments for various goals and policies contained in the general plan. Based on comments from the Commission, staff will either bring the report back for further review or forward it to Council. The attached draft report includes a brief overview of actions taken during the 2024 calendar year to implement provisions of the 2020 General Plan. The report also discusses and reevaluates some implementation steps that are yet to be initiated.The Fountain Hills General Plan 2020 includes the following requirement:Each year, the Fountain Hills Development Services Department must prepare, and the Fountain HillsPlanning & Zoning Commission must review and submit to the Town Council an annual report on thestatus of the General Plan progress. The report must include, but not be limited to, the following:

Call to the Public
Pursuant to A.R.S. §38-431.01, or as prescribed by state law.

Commission Discussion/Direction to the Director

Future Agenda Items

Adjournment