How much do we have to give up for Adero Canyon?

MCO Properties has asked the Town of Fountain Hills for a large number of concessions in order for them to develop Adero Canyon. Most concerning is MCO’s request to double the number of residential units in the canyon while changing the type of housing from single family to multi-family and hotel. All of this despite the fact that Eagle Ridge Drive will be the only way in, and the only way out, of the development.

The development will make Eagle Ridge Drive the longest cul-de-sac in Fountain Hills. Under the town’s subdivision ordinance cul-de-sacs in Fountain Hills are limited to 1,500 feet in length. Upon completion Eagle Ridge Drive will be over 11,000 feet long or more than two miles without a single non-gated side street. Additionally, cul-de-sacs are limited to a maximum of 90 lots under the ordinance. If the proposed rezoning goes through, the Eagle Ridge Drive will serve over 424 units plus the CopperWynd Resort and Club. As a result traffic on already busy Eagle Ridge Drive will double.

Is it any wonder the neighborhoods are up in arms? Who would want 6,000 cars per day in their backyard?

The Town of Fountain Hills previously granted MCO a large number of concessions for Adero Canyon after MCO and the town sued each other back in 2001. At the recent Planning and Zoning Commission meeting MCO told the commission that this previously agreed upon development plan for Adero Canyon was still not enough for them to earn their desired profits from large lot sales. Now they want a whole new round of concessions and waivers. The only thing MCO has offered in return for these new concessions is access to the Fountain Hills Preserve trailhead. Town officials have now seen through this ploy, noting that Fountain Hills already owns the right of way for Eagle Ridge Drive and can develop the access anytime they desire.

The Fountain Hills Planning and Zoning Commission accurately evaluated MCO’s proposal and wisely didn’t recommend the changes. The commission appropriately raised a large number of additional questions about MCO’s plan including the suitability of locating the town’s largest hotel in a residential area, the height of the hotel/condos and the lack of a second vehicular access for the development. Of particular concern for the commission was MCO’s refusal to plat the remainder of Adero Canyon as large lots and complete Eagle Ridge Drive per the original plan.

Now the Town Council will have the final say on the matter at an upcoming meeting. It will be up to them to decide how many more of the town’s General Plan guidelines, zoning ordinances and subdivision ordinances they are willing to lay aside for MCO’s benefit.