The Fountain Hills Planning and Zoning Commission voted 7-0 on Jan. 13 to recommend denial of a special use permit that would allow 10 single-family units on six parcels in commercial Plat 106.

Staff presentation described the proposal as a set of small two-story, approximately 1,300-square-foot “cottages” with tandem garages, to be sited on underutilized lots in the northern portion of Plat 106 (the northeast area at El Pueblo and Fountain Hills Boulevard). Because the property is in a commercial community- commercial (CC) zoning district, residential uses require an SUP. Staff said the project would require lot splits, alley improvements, and addressed multiple design and operational concerns: balconies that could overhang property lines, very tight building setbacks, trash collection and mail delivery logistics (the nearest trash enclosure was described as about 230 feet away from several units), no dedicated guest parking for units, and no open-space amenities for future residents.

Commissioners raised similar concerns in discussion: the narrow alleys and limited site distance for vehicles entering and exiting; potential difficulties for trash and refuse trucks; insufficient guest parking; lack of play space or common open space given four-bedroom units; tight side-yard separations that raise safety and fire-access questions; and whether Plat 106’s commercial character should be preserved rather than converted piecemeal to residential. Several commissioners said Plat 106 may need a broader master plan rather than individual conversions.

The applicant, developer Wilson Ijim, told the commission he had discussed the project with the Plat 106 association and offered several modifications to address concerns: he said he could relinquish (convert) several lots along the alley to add parking (an estimated 4–5 spaces per lot), expand an existing shared trash collection area in coordination with the property owner/POA, remove the balconies that overlooked adjacent yards, and that unit backyards would be about 10 feet. He said some units were intended for buyers rather than rentals, and he described a market that could include older residents or young couples seeking smaller homes.

Public comment included opposition from a Plat 106 board member who said converting commercial parcels to residential would harm the commercial owners and the area's economic-development potential. Commissioners ultimately made a motion to recommend denial to Town Council, citing staff concerns and the record of commissioner comments; the motion carried on a unanimous roll call.