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1 T h e RE D E V E LO P M E N T O F CO T T O N WO O D S RE S O R T PARADISE VALLEY This book is made from 100% recycled materials.

2 AN INNOVATIVE LUXURY BOUTIQUE RESORT AND RESIDENTIAL COMMUNITY >>

3 trans for ma tion (transfərˈmāshən) noun: a thorough or dramatic change in form or appearance, customarily for the better.

4

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6 TA B L E O F C O N T E N T S N A R R AT I V E A.. TEAm b.. PROJECT.VISION C..S I T E. C O N S I d E R AT I O N S d.. R E d E V E LO P m E N T E.. ARChITECTuRE.&.PLANNINg F.. C O N C L u S I O N S I T E. P L A N S d R A W I N g S d E S I g N. g u I d E L I N E S C O N S u LTA N T. R E P O R T S A.. T R A F F I C b.. W AT E R C..S E W E R T R A N S F O R m AT I O N S

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8 NARRATIVE NARRATIVE AN INNOVATIVE LUXURY BOUTIQUE RESORT AND RESIDENTIAL COMMUNITY >>

9 THE TEAM DEVELOPMENT TEAM OWNER/DEVELOPER: SCS Advisors, Inc North.Perimeter.drive,.Suite.105 Scottsdale,.AZ John J. Pappas LEGAL REPRESENTATIVES: Beus Gilbert PLLC 701.North.44th.Street Phoenix,.AZ Paul E. Gilbert ARCHITECTURE: Nelsen Partners North.Scottsdale.Road,. Suite.300,.Scottsdale.AZ George A. Melara, DEVELOPMENT TEAM SCS Advisors, Inc Founded. in. 1997,. SCS. Advisors. has. represented. ownership. interests. in. 51. lodging. properties. encompassing. 21,000. rooms. and.13.ownership.groups...we.have had.a.significant.presence.in. the.local.hotel.and.resort.market.over.the.past.17.years.creating. memorable.resort.and.hotel.destinations.starting.with.the.groundup.development.and.ownership.of.marriott.at.mcdowell.mountains,. which. twice. earned. marriott s. top. honor. for. guest. satisfaction.. We. have. been. the. operating. partner. since. the. december opening.of.four.seasons.resort.scottsdale.at.troon.north...our. responsibilities,.in.addition.to.active.asset.management,.included. visioning.and.execution.of.all.post-opening.capital.projects.totaling. in. excess. of. $30. million. highlighted. with. development. of. an. additional.ballroom.and.meeting.space,.full.scale.improvements.to. the.property s.landscape.plan,.outdoor.function.spaces,.pools,.all. guest.rooms.and.suites,.main.resort.lobby.and.re-concepting.and. branding.the.property s.two.restaurants.talavera.and.proof.and. lounge Onyx... We. also. developed. and. manage. all. construction. and. sales. and. marketing. activities. for. Privada,. a. luxury. 51-lot. residential. community. adjacent. to. Four. Seasons.. This. project. is. expected.to.reach.full.build.out.in Nelsen Partners For.more.than.30.years.the.leaders.of.Nelsen.Partners.have.worked. together. on. projects. throughout. the. us. and. around. the. world.. Nelsen.Partners.provides.architecture,.planning.and.urban.design. services. with. projects. ranging. from. mixed-use. developments. and.master-planned.urban.centers,.to.retail.developments,.office. buildings,. residential. towers,. hotels,. performing. arts. venues. and. restaurants.. The. firm,. led. by. seven. principals. and. associates,. provides.its.services.from.offices.in.austin.and.phoenix..at.nelsen. Partners,. architecture. is. viewed. not. solely. as. object. making,. but. the.careful.crafting.of.buildings.within.their.environment,.with. attention. to. creating. sustainable. opportunities. to. enhance. the. human. experience.. hospitality,. mixed-use/retail. and. restaurant. projects. include. the. Arizona. biltmore. Resort;. Four. Seasons. Resort. Scottsdale;. The. Wigwam. Resort. and. The. Wigwam. Spa,. Litchfield. Park,. AZ;. Renaissance. ClubSport,. Tempe,. AZ;. Talking. Stick. Clubhouse,. Scottsdale,. AZ;. Scottsdale. Quarter;. Kierland. Commons,. Phoenix,. AZ;. biltmore. Fashion. Park,. Phoenix,. AZ;. CityNorth,. Phoenix,. AZ;. Restoration. hardware,. Scottsdale,. AZ;. True.Food,.Scottsdale,.AZ;.NoRTh,.Phoenix,.AZ;.Flemings,.Ocean. Club,.PF.Chang s,.roy s,.z Tejas.and.houston s,.multiple.locations. Beus Gilbert PLLC - Paul E. Gilbert Paul.E..gilbert s.experience.includes.real.estate.development;.land. negotiation.and.acquisition;.zoning.and.land.use.law;.subdivision,. site.plan.and.other.land.use.approvals;.county.and.municipal.law;. and. administrative. law.. Practice. experience. includes. all. aspects. of. zoning. and. land. use. law. at. the. legislative,. administration. and. litigation.levels..transactional.and.litigation.practice.in.the.area.of. restrictive.covenants.and.other.private.limitations.on.land.use,.real. estate.acquisition.and.disposition,.real.estate.partnerships,.and.real. estate. financing,. referendum. and. condemnation.. Administrative. law. experience. includes. the. areas. of. State. Land. department. matters,. Arizona. department. of. Environmental. Quality,. land. annexations.and.landfill,.and.other.waste.disposal.licensing. COTTONWOODS REDEVELOPMENT PROJECT Pg 8

10 PROJECT VISION VISION OF PROPOSED DEVELOPMENT PLAN With. spectacular. views,. striking. architectural. styling,. the. most. desirable. resort. amenities,. upscale-casual. dining,. a. prestigious. location. and. a. highly. sought. after. highend. residential. community,. the. reinvented. Cottonwoods. Resort. is. positioned. to. be. one. of. the. premier. luxury. boutique. resorts. and. intimate. residential. communities. in. Paradise.Valley..A.casita-style.boutique.resort.situated.on acres,. the. Cottonwoods. Resort. &. Suites. has. been. a. fixture. in. Paradise. Valley. and. Scottsdale. since. opening. in As.it.stands.today,.the.Resort.has.not.undergone.any. major.renovations,.making.it.a.dated.shadow.of.its.former. self.. There. has. been. and. continues. to. be. a. great. deal. of. evolution.and.change.to.land.uses.surrounding.and.near.the. property..being.encircled.by.such.change,.and.remaining. static,.makes.the.resort s.current.deficiencies.and.lack.of. modernity. that. much. more. of. a. liability.. Reinvention. of. the. Resort. is. required. to. develop. and. maintain. a. luxury. resort. status. and. remain. competitive. with. both. new. and. refurbished.resorts.in.the.scottsdale/paradise.valley.market.. While. out. of. date,. the. Cottonwoods. Resort. does. retain. many. strong. elements,. making. it. a. prime. candidate. for. reinvention.and.a.grand.transformation..its.unique.location,. enveloped.by.views.of.camelback.and.mummy.mountains,. blossoming.desert.flora.and.70-year-old.eucalyptus.trees,. offers.guests.and.permanent.residents.an.exclusive,.private. resort. retreat. with. a. superior. in-town. location. within. a. short.walk.or.drive.to.world-class.dining.and.shopping,.art. galleries,.golf.courses.and.entertainment.. Of.the.existing.171.casitas,.145.guest.casitas.(48.standard. and.97.suites).are.to.be.retained.and.refurbished.wall-towall.. All. of. these. units. will. undergo. an. interior. redesign. to.completely.reposition.the.property.to.offer.a. best-inclass.guest.room.experience.unlike.any.resort.in.the.valley.. The. redesign. will. include. new. mechanical,. plumbing,. bathrooms,. flooring,. furniture,. fixtures. and. equipment.. The.layout.of.some.of.the.units.will.be.enhanced.to.provide. for.a.single.entry.where.two.entrances.currently.exist,.new. connector. doors. between. units,. and. enhanced. front. and. rear. patios. to. allow. guests. to. enjoy. the. outdoor. spaces. within. the. privacy. of. their. own. casitas;. private. outdoor. showers.and.fireplaces.will.be.added.to.casita.suites..within. the. Resort. a. new. loop. driveway. is. proposed. to. improve. access. to. the. casitas. and. make. parking. more. convenient. for.guests.by.locating.it.closer.to.the.units..this.will.make. the.casitas.more.readily.accessible,.reducing.the.shuttling. of.guests.that.is.now.necessary. The. existing. conference. center,. with. more. than. 7,000. square.feet.of.meeting.space,.will.be.transformed.into.the. meeting.house.with.a.complete.makeover.to.the.exterior. façade. and. landscaping. and. a. full. refresh. to. the. interiors. with. upgrades. to. hvac,. lighting,. sound. and. audio/visual. systems.. The. amount. of. available. indoor. meeting. space. combined.with.the.new.outdoor.function.areas.is.optimal. for.the.re-sized.145-unit.resort. The.existing.lobby,.which.currently.is.awkwardly.separated. from.the.casitas,.will.be.relocated.to.a.new.2,000.square. foot.facility.perfectly.sited.at.the.entrance.for.convenient. access.to.the.casitas.and.resort.residences..the.new.lobby. location. will. provide. ease. of. check-in,. concierge. and. information.services.for.all.guests.and.residents..attached. to.the.new.lobby.building.will.be.an.approximately.7,200. square. foot. state-of-the-art. fitness. area. and. spa. with. outdoor. lap. pool. and. yoga. lawns,. which. will. serve. as. an. important. lifestyle. component. of. the. project.. The. Resort s. other. new. on-site. amenities. will. include. pool the.centerpiece.of.the.resort and.the.addition.of.a.5,500. square. foot. poolside. restaurant. and. lounge,. with. parking. nearby.to.allow.for.convenient.access.for.local.residents.. Two. of. the. tennis. courts. will. be. resurfaced. and. the. remaining.two.courts.will.be.transformed.into.an.elegant,. landscaped.outdoor.multi-purpose.function.area.capable. of.hosting.tented.events,.destination.weddings.and.other. special.occasions.and.events.. The.reinvention.and.transformation.of.the.Cottonwoods.has. been.carefully.planned.to.include.a.gated.27-lot.residential. community.that.accommodates.the.needs.of.the.affluent. homeowner.providing.services.and.amenities.through.the. use.of.the.adjacent.resort.facilities...this.shared.use.allows. homeowners. to. become. permanent. resort. guests. with. product. offerings. designed. to. appeal. to. the. resort. and. lock. and. leave. lifestyles... All. of. the. lots. are. a. minimum. of.10,060.square.feet.(perimeter.quail.run.lots.at.12,450. square.feet.and.perimeter.south.lots.at.11,850.square.feet). with.generous.set.backs.of.50.and.60.respectively.to.the. adjacent. west. and. south. property. lines. (with. a. minimum. of distance. from. neighboring. homes. to. any. new. housing.structure). The. transformation. of. the. Cottonwoods. Resort. was. conceived. to. offer. hospitality. and. residential. offerings. in. line.with.what.the.affluent.guest.and.homeowner.desires. in.terms.of.quality,.luxury,.sophistication,.and.the.comfort. and.convenience.of.a.boutique.resort.lifestyle.. Pg 9 COTTONWOODS REDEVELOPMENT PROJECT

11 PROJECT VISION COTTONWOODS REDEVELOPMENT PROJECT Pg 10

12 SITE CONSIDERATIONS SITE The.Cottonwoods.Resort.redevelopment.proposal.encompasses.approximately.27.5.acres. of.property.within.paradise.valley...this.acreage.includes.the.existing.17.5.acre.main.resort. site.and.the.two.additional.five.(5).acre.parcels.to.the.south,.one.of.which.is.already.included. in.the.resort.sup.and.contains.21.of.the.resort.units.as.well.as.an.outdoor.activity.area...the. existing.resort.consists.of.171.guest.units,.four.tennis.courts,.a.pool.and.poolside.amenity. buildings...the.redevelopment.of.the.resort.will.be.implemented.over.two.phases.and.will. be.within.the.allowed.25%.coverage.based.on.27.5.total.acres.allowed.by.the.town s.sup. Resort.guidelines...Under the density limitations of the Guidelines, 299 units are allowed within the Resort. A total of 172 units, including 145 hotel units and 27 resort residential units, are proposed, well under the density allowed by the Guidelines.... In.accordance.with.the.Town s.resort.guidelines,.any.principal.structures.containing... guest.units,.registration,.offices.and.resort-related.uses.will.be.setback.for.more.than... the.100.feet.from.the.new.property.line.on.the.west.as.well.as.from.the.existing... property.line.to.the.south... Considered.Accessory.Structures.to.the.Resort.the.guidelines,.the.single-story,... single-owner.resort.homes.are.setback.50.from.the.west.property.line.along.quail.... Run.Road.and.60.from.the.south.property.line... All.wall.and.landscape.buffers.are.to.be.installed.with.the.first.phase.of.construction... of.the.new.resort.structures. Other.important.site.considerations.include:.. Overall.coverage.is.calculated.at.19.3%.. The. landscape. and. building. setbacks. shown. on. the. Conceptual. Site... Plan.are.consistent.with.the.intent.of.the.SuP.Resort.guidelines... Along. the. west. property. line,. 20. of. additional. of. Quail. Run. Road... right-of-way. is. being. dedicated. to. meet. the. 50. total. right. of. way... required.by.the.town.of.paradise.valley..a.flat.curb.is.proposed.to.be.installed... and. the. remainder. of. the. additional. right-of-way. will. be. landscaped. and... maintained.by.the.cottonwoods... Along.Quail.Run.there.is.a.20.landscape.setback.and.a.50.building.setback.... A. six. (6). to. eight. (8). foot. architecturally. integrated. solid. meandering. wall... will.be.installed.within.the.landscape.setback.area.on.the.west.and.on.the.south... Along. the. south. property. line. there. is. a. 40. landscaped. setback. and. a building.setback.... No. driveways,. parking,. structures. or. pools. will. be. allowed. within. the and. 40. landscape. setback. areas. and. existing. trees. in. those. areas. will... be.maintained.to.the.extent.that.they.are.sufficiently.healthy... Along. the. east. property. line,. there. will. be. a. 50. building. setback. north. of... Rose.Lane.and.a.30.building.setback.south.of.Rose.Lane... Along. the. north. property. line,. existing. setbacks. will. be. maintained. for... the.casitas.. Pg 11 COTTONWOODS REDEVELOPMENT PROJECT

13 REDEVELOPMENT RESORT CASITAS AND CASITA SUITES designed.to.feel.more.like.a.home.away.from.home,.guests.can.escape,.unwind.and.relax.in. superior.casitas.and.casita.suites..existing.casitas.will.experience.wall-to-wall.renovations,. transforming.them.into.luxury.accommodations.with:.. Completely. redesigned. interiors,. offering. a. best-in-class. guest. room. experience... unlike.any.in.the.valley.... Floor.plans.designed.for.comfort,.relaxation.and.the.ultimate.in.indoor/outdoor.living... Rich. design. elements,. furnishings. and. sophisticated. modern. Southwest. styling. to... provide.an.upscale.residential.feel... Front. and. rear. private. patios. to. allow. guests. to. enjoy. the. outdoor. spaces. within. the... privacy.of.their.own.casitas.... upgraded. furnishings. and. appointments. for. casita. suites. including. private. outdoor.. showers.and.fireplaces... In-room. and. resort-wide. guest. experience. technology. including. window. coverings,... hd.televisions,.lighting.and.thermostats... All.new.mechanical,.plumbing,.bathrooms,.flooring,.furniture,.fixtures,.equipment.and... Wi-Fi.enhancements... A.new.loop.driveway.to.improve.parking.and.guest.access.to.the.casitas. COTTONWOODS REDEVELOPMENT PROJECT Pg 12

14 REDEVELOPMENT POOL A contemporary modern oasis with spa-inspired elements, the Resort s new signature outdoor pool, restaurant and lounge define the heart of this incomparable luxury community. The ultimate social gathering spot, the transformation will include:.. A. stand-alone. whirlpool,. daybeds. and. semi-private... lounge.areas...deluxe.personal.cabanas.complete.with.a.cabana.pool... extension,.flat.panel.tv,.individually.controlled.sound,... high.speed.wi-wi.and.private.service... Poolside.food.and.beverage.service... Separate.children s.pool.and.play.area. GUEST CENTER, SPA & FITNESS The existing lobby, which currently is awkwardly separated from the casitas, will be relocated to an expansive new facility that also houses a state of the art fitness and spa facilities where guests and resort residence owners can keep up with their fitness goals or unwind with treatments that focus on creating health and balance. The new.guest Center includes:.. Ease. of. check-in,. concierge,. information. and... transportation.services.for.all.guests.and.resort.residents. Custom spa treatments and a full range of services... Peaceful,.relaxing.treatment.rooms... Premium.fitness.equipment,.dynamic.programing.and... personal.training... Refreshing. lap. pool,. fully. appointed. men s. and... women s.locker.rooms.and.exterior.multipurpose.area... for.yoga.and.other.fitness.activities. FOOD & BEVERAGE Whether a full meal, happy hour tapas or special event dining, the Resort will have options to please any palate. With a variety of atmospheres ranging from poolside and patio to wedding and conference dining, the settings are as distinct as the menus. Resort guests and residents will enjoy:..upscale-casual.indoor/outdoor.dining.... Organic.and.locally.sourced.foods... Full.room.service.for.Resort.guests.and.residents... Outstanding. options. for. meetings,. conferences,... events.and.weddings... A.variety.of.dining.options.within.walking.distance.of... the.resort. MEETINGS, WEDDINGS & EVENTS Providing a brilliant backdrop for a wedding, and an atmosphere that will engage meeting attendees and intensify celebrations, the Resort will offer:.. Stunning.sunsets,.views.of.Camelback.and... mummy.mountains. Lush landscaping and the proximity to world-class dining, shopping and a variety of sporting and cultural activities... Indoor/outdoor. function. space. including. outdoor... function. areas. specifically. designed. for. destination... weddings.and.special.occasions... Plasma. screens,. high-speed. Internet. access,. Wi-Fi,... Internet. dataports. and. A/V. equipment. for. meetings... and.conferences.. Pg 13 COTTONWOODS REDEVELOPMENT PROJECT

15 REDEVELOPMENT RESIDENTIAL Conceived. to. appeal. to. affluent. residents. looking. for. a. private. escape. and. to. those. who. want. a. vibrant. social. lifestyle,.the.resort.will.offer:.. Secure,.gated.entrance.for.residents... Private. residential. boutique. resort. living. with. a... prestigious.address... Fully.customizable.predesigned.residences... Prime.locations,.authentic.architecture,.distinguishing... elements.and.premium.materials...building.envelopes.developed.to.preserve.and.enhance... the.paradise.valley.landscape... mature.trees,.lush.landscaping.and.an.idyllic.verdant.park.... A. lock. and. leave. lifestyle. with. concierge. services,... home. maintenance. and. housekeeping,. room. service... and.laundry.services.... Full.Resort.access.including.pool,.spa.and.fitness.facilities... All.lots.are.a.minimum.of.10,060.square.feet.(perimeter.. Quail. Run. lots. at. 12,450. square. feet. and. perimeter... South.lots.at.11,850.square.feet)... Each. with. generous. set. backs. of. 50. and. 60. to. the... west.and.south.property.lines..... A.minimum.of.100.distance.from.neighboring.homes. COTTONWOODS REDEVELOPMENT PROJECT Pg 14

16 ARCHITECTURE & PLANNING DESIGN GUIDELINES & STANDARDS The. reinvented. Resort. will. exhibit. an. architectural. style. that. embraces. the. personality. of. the.cottonwoods,.weaving.current.design.themes.and.building.products,.such.as.steel.and. wood,.while.remaining.true.to.the.sonoran.desert,.paradise.valley.and.the.establishment.of. a.sense.of.place..the.design.will.be.warm,.comfortable.and.sophisticated,.embodying.the. peace,.beauty.and.luxury.of.the.indoor/outdoor.lifestyle..entry.porches,.intimate.sitting.areas,. outdoor.showers.and.fireplaces.as.well.as.new.outdoor.spaces.with.trellises,.seating,.fire. pits,.fountains.and.similar.amenities.will.further.the.feel.of.indoor/outdoor.living,.maximizing. guest.and.resident.enjoyment.of.the.lush.green.cottonwoods.setting....a.full.set.of.design.guidelines,.is.proposed.as.part.of.the.amended.resort.sup.approval.to. establish.the.regulatory.design.framework.for.staff.approval.of.the.site.plans.and.building. design. as. proposed. for. each. stage. of. redevelopment,. can. be. found. under. the. design. guidelines.tab,.include:.. Site.Planning:.building.Location.and.Screening.and.Service.Areas... Architectural.Standards:.The.Cottonwoods.Resort.Sustainability,.massing,.Form,.building... height,.shading.elements,.materials.and.roofs... Landscape.Standards... Lighting. Pg 15 COTTONWOODS REDEVELOPMENT PROJECT

17 ARCHITECTURE & PLANNING COTTONWOODS REDEVELOPMENT PROJECT Pg 16

18 ARCHITECTURE & PLANNING Pg 17 TRAFFIC, WATER & SEWER.. All. components. of. the. Cottonwoods. Resort,. both. in. Paradise. Valley. and. Scottsdale,.. are.currently.accessed.through.scottsdale,.by.way.of.scottsdale.road,.a.six-lane.divided... arterial. public. street. and. Rose. Lane,. a. two. lane. private. common. access. drive.. All... traffic.is.contained.on.the.cottonwoods.resort.site.and.no.additional.traffic.is.added.... The. SuP. amendment. proposes. no. changes. to. the. manner. in. which. the. Resort. is... currently.accessed,.and.in.particular,.no.access.on.quail.run.road.except.for.gated... emergency.access.connections.as.necessary.to.meet.applicable.building.and.life.safety... requirements... The.SuP.amendment.will.allow.the.Cottonwoods.to.transfer.the.existing.traffic.impact... potential.of.the.proposed.sup.expansion.parcel.(45-50.trips.per.day.as.currently.zoned)... from.quail.run.road.to.rose.lane.and.scottsdale.road... The.required.Traffic.and.Parking.Impact.Analysis.has.been.submitted.and.reviewed.by... both.the.town.of.paradise.valley.and.the.city.of.scottsdale...the.report.indicates.that... both.rose.lane.and.scottsdale.road.have.sufficient.capacity.to.accommodate.hotel... and.resort.residential.units.proposed.by.this.application... A. temporary. cul. de. sac. turnaround. and. emergency. access. is. being. provided. at. the... existing.north.end.of.quail.run.road...the.temporary.turnaround.has.been.designed... and.demonstrated.to.accommodate.the.full.turning.movement.(without.backing.up)... of.passenger.vehicles,.delivery.trucks.and.landscaping.trailers... The. cul. de. sac. also. accommodates. the. three-point. turnaround. of. garbage. trucks,... without. requiring. any. backing. up. of. the. truck. into. an. upstream. travel. lane. or. onto... private.property... None.of.these.improved.turnaround.provisions.are.available.today.and.vehicles.now... coming.to.the.end.of.quail.run.have.to.turn.around.on.private.property.or.in.a.private... driveway... The.temporary.cul.de.sac.will.be.stabilized.decomposed.granite.and.capable.of.bearing... the.required.emergency.vehicle.weight... Emergency.vehicle.access.to.the.site.will.be.provided.through.a.solid.decorated.gate.. with.required.emergency.access.apparatus.... When.the.property.to.the.north.is.developed.and.the.ultimate.configuration.of.Quail... Run.is.determined,.the.temporary.cul.de.sac.will.be.removed.and.the.area.reconfigured.... to.a.permanent.emergency.access.driveway,.also.constructed.of.decomposed.granite,.... with.new.landscaping.to.minimize.its.impact.on.adjacent.neighbors. Water.and.Sewer:.. EPCOR. has. determined. the. existing. water. infrastructure. and. supply. is. capable. of... meeting.the.water.demands.for.the.proposed.cottonwoods.redevelopment... The.City.of.Scottsdale.has.determined.that.the.sanitary.sewer.flows.to.be.generated.by... the.redevelopment.of.the.cottonwoods.resort.will.not.exceed.the.purchased.capacity... as. described. in. the. Intergovernmental. Agreement. No between. the. Town. of... Paradise.Valley.and.the.City.for.the.acceptance.and.conveyance.of.sanitary.sewage. DENSITY The. density. of. this. project. complies. with. the. guidelines. of. the. Town s. general. Plan,. the. Council s.statement.of.direction.and.the.sup.guidelines.relative.to.an.appropriate.transition. and.buffering.for.neighbors... The.density.for.the.17.5.acre.resort.hotel.site.is.15.6%...The.10.acre.resort.residential.site... is.26%... Total. site. coverage. is. 19.3%. as. proposed. and. will. not. exceed. the. 25%. coverage... allowed,.including.overhangs.and.patios... COTTONWOODS REDEVELOPMENT PROJECT

19 ARCHITECTURE & PLANNING LANDSCAPING building. on. the. existing. mature. trees. of. the. heart. of. the. landscape. of. The. Cottonwoods. Resort,.the.landscape.setting.will.be.that.of.a.lush.riparian.refuge.in.the.desert...Judicious. green.lawns.for.gathering.will.be.surrounded.by.existing.large.trees,.flowering.shrubs.and. textural.succulents...the.existing. arroyo.that.runs.through.the.center.of.the.property.will.be. transformed.into.a.water.harvesting.spine.of.the.project.recalling.the.riparian.environments. of.the.desert..the.arroyo.will.be.a.place.where.harvested.rain.water.will.nourish.the.new.lush. bosque.of.trees.and.native.grasses.while.providing.shade,.native.bird.and.butterfly.viewing. areas.and.a.central.identifiable.garden.spine.for.way.finding...as.one.moves.outward.to.resort. streetscapes. that. adjoin. neighborhoods. the. landscape. will. transform. to. dense,. drought. tolerant.desert.gardens.of.shade,.texture.and.color...the.effect.will.be.a.buffer.to.both.the. adjacent.neighborhoods.and.the.resort.. COTTONWOODS REDEVELOPMENT PROJECT Pg 18

20 CONCLUSION CONCLUSION The.proposed.Cottonwoods.Resort.development.plan.and.design.guidelines. and. standards. take. into. consideration. optimal. site. usage. and. the. unique. location.of.this.property.while.at.the.same.time.being.respectful.of.and. sensitive.to.the.resort s.neighbors,.its.setting.and.environment.and.the. Town.of.Paradise.Valley.. The. composition. of. a. luxury. boutique. resort. combined. with. a. wide. variety. of. amenities. and. custom. pre-designed. resort. residential. affords. the. opportunity. to. develop. an. upscale. boutique. resort. desirable. to. discerning,. affluent. guests. and.residents.alike... On.approval,.the.Cottonwoods.redevelopment.will. execute. in. two. phases.. The. first. phase. will. include. the. complete. renovation. of. the. casitas,. casita. suites,. conference. center. and. the. central. resort. pool. as. well. as. construction. of. the. all. new,. centrally-located. resort. guest. center,. spa. and. fitness. facilities. and. indoor/outdoor. pool. restaurant.and.lounge..the.second.phase.will.complete.the.resort. residential.community.vision.with.the.addition.of.single-owner.luxury. homes,.providing.true.resort.lifestyle.living.in.the.heart.of.paradise.valley... The.Town.of.Paradise.Valley.is.known.for.having.an.exceedingly.collaborative. and.mutually.beneficial.relationship.with.its.resort.properties..the.reinvention.of. the.cottonwoods.resort.and.resort.residential.offers.outstanding.opportunities.for. the.town,.the.community.and.valley.visitors.as.it.is.transformed.into.the.premier. luxury.boutique.resort.destination.it.was.meant.to.be.. Pg 19 COTTONWOODS REDEVELOPMENT PROJECT

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23 SITE PLANS SITE PLANS AN INNOVATIVE LUXURY BOUTIQUE RESORT AND RESIDENTIAL COMMUNITY >>

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32 DRAWINGS AN INNOVATIVE LUXURY BOUTIQUE RESORT AND RESIDENTIAL COMMUNITY >> DRAWINGS

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49 DESIGN GUIDELINES DESIGN GUIDELINES AN INNOVATIVE LUXURY BOUTIQUE RESORT AND RESIDENTIAL COMMUNITY >>

50 DESIGN GUIDELINES 1. Development Standards and Guidelines - The Cottonwoods Resort 1.1. Site Planning Building Location Setbacks. All.building.setbacks.should.be.in.accordance.with.those.. set.forth.in.the.s.u.p..exhibit.and.required.by.the.town.of.. Paradise.Valley,.Arizona Screening and Service Areas Setbacks. Loading. and. service. areas,. including. trash. collection.. facilities,.shall.be.located.to.minimize.the.negative.visual.. impact.from.public.streets.and.neighboring.properties Architectural Standards The Cottonwoods Resort: Sustainability. Shade. and. shadow:. Cottonwoods. Resort. will. provide.. for.continuous.shade.elements.that.are.integrated.to.the.. building. design. to. create. a. distinctive. and. cohesive.. appearance..the.pedestrian.experience.will.be.the.zone.. between.the.buildings..the.design.intent.is.to.create.a.. shaded.promenade.where.the.desert.sun.is.tempered,.. controlled. and. transformed. into. filtered. light. where.. people. can. linger. and. stroll. and. reinforce. the. resort.. lifestyle..this.strategy.will.also.reinforce.the.walk-ability.. of. the. project. and. encourage. a. healthy. lifestyle. to. the.. residents.and.guests.. Conservation:. Cottonwoods. Resort. will. maintain. all.. healthy. existing,. mature. landscape. trees. on. site. and.. promote.green.building.strategies.throughout..the.site.. planning. and. orientation. are. to. reduce. solar. heat. gain.. on. buildings. and. minimize. energy. consumption. water.. conservation. in. the. landscape. thru. the. use. on. native.. plant.materials.and.low.water.emitters.will.be.required.... The.resort.will.minimize.the.grass.areas.up.against.the.. existing. buildings.. The. use. of. low. flow. and. water.. conserving.fixtures.is.encouraged.. Recycling:.Cottonwoods.Resort.will.promote.recycling.. during. construction. of. the. project.. New. uses. are.. encouraged. to. use. Recycled. materials. as. much. as.. possible.and.to.provide.recycling.as.part.of.the.natural.. course.of.business. Indigenous:. Cottonwoods. Resort. will. encourage. the.. use. of. local. materials. to. encourage. an. urban. ecology.. and. reduce. negative. impacts. to. the. environment.. This.. will. be. promoted. in. the. building. materials. that. are.. regionally.based.and.in.the.landscape.material.palette Massing Concept. building. massing. within. the. development. focuses. on.. breaking.up.each.individual.building.as.well.as.creating.. spaces. between. buildings.. Within. each. building,. the.. massing.strategy.is.to.reduce.the.perceived.scale.of.the.. building.. This. offers. a. continually. changing. experience.. for.the.pedestrian..the.massing.also.provides.a.hierarchy.. for. important. elements. of. the. building. such. as. towers.. or.entries. Standards..Parapet.walls.of.massing.elements.to.return.in.order.to... provide.a.volumetric.impression.from.the.street.level.... Scale. and. compose. forms. to. create. clear,. organized... relationships. between. buildings,. outdoor. spaces,... pedestrians.and.automobiles...promote.architectural.relationships.between.buildings... of.varying.heights.and.mass... In. large. buildings. use. building. massing. or. special.. architectural. features. and. changes. in. the. building. top.. line.to.emphasize.key.building.features.. do. not. create. large. monolithic. structures.. Integrate.. meaningful.breaks.in.the.building... Entries.should.have.an.inviting,.pedestrian.scale.. All.sides.of.the.building.should.be.attractive.and.interesting.. in.accordance.with.their.orientation.and.function... Long.walls.in.a.facade.exceeding.60.are.not.permitted.. without.meaningful.articulation.. Integration.of.landscape.within.walls.is.encouraged,.i.e... trellises,.wall.vines,.etc Form Concept. The.formal.elements.composing.a.building s.appearance.. are.perhaps.the.easiest.items.to.associate.with.a.particular.. building.type.or.style..the.most.basic.of.these.elements.. are. roof,. openings,. shading. devices. and. articulation... These. forms,. in. conjunction. with. the. material. used. to.. create. them,. compose. the. aesthetic. identity. of. the.. buildings.... The.strongest.of.these.forms.at.The.Cottonwoods.is... the.roof..the.form.of.the.roof.is.used.both.directly.and... abstracted.into.building.accents.and..shade.structures.. The. arrangement. of. window. and. door. opening. shall.. accentuate. the. overall. compositions. of. the. buildings.. rather.than.detract.from.it..all.openings.receive.some.type.. of.articulation.which.adds.depth.of.shadow.to.accentuate.. a.punched.effect. COTTONWOODS REDEVELOPMENT PROJECT Pg 46

51 DESIGN GUIDELINES Standards..The.design.of.the.windows.and.doors.should.create.a... pattern.of.transition.and.visual.relief... Avoid. inaccurate. or. overly. nostalgic. treatments. of... traditional.styles... On.large.single-use.buildings,.vary.the.façade.scale.to... address.both.the.automobile.and.pedestrian.experience... as.appropriate.to.the.exposure... Exposed. gas. lines. and. electrical. conduits. are. not... allowed. on. building. façades. without. adequate... screening... Façade. lighting. should. be. appropriate. to. the... architecture....provide.a.high.degree.of.transparency.at.the.ground... level.of.building.façades.where.appropriate....provide.a.hierarchy.of.forms....provide.building.materials.that.are.highly.detailed.and... rich.in.texture.at.the.pedestrian.level... Windows,. bays,. doorways,. and. other. features. of... buildings.should.be.proportional.to.the.overall.scale.of... the.building... Windows. should. help. create. patterns. or. features. or... break.up.wall.surfaces Building Height Concept. In.keeping.with.a.feeling.of.cohesiveness.in.the.design.and.. character.within.the.cottonwoods.resort.it.is.important.. to.consider.the.heights.of.buildings..height.restrictions.. are. imposed. on. all. buildings. and. structures. within. The.. Cottonwoods. Resort.. These. height. restrictions. are.. spelled. out. in. the. SuP. exhibits. for. the. development Shading Elements Concept. Shade.is.the.critical.element.to.ensure.that.we.create.a.. pedestrian.friendly.environment..the.use.of.arcades,.and.. trellises.that.provide.shade.also.will.contribute.in.creating.. a. story. of. the. iconography. of. the. project.. Attention. to.. connections.and.how.building.materials.come.together.. will. help. form. the. unifying. language. for. the. canopies.. and.building.articulation Materials Concept. building. materials. should. be. selected. to. reflect. the.. general. character. of. The. Cottonwoods. Resort.. With.. articulation.of.the.building.form,.variations.of.the.exterior.. materials.will.enhance.the.beauty.and.character.of.the.. building..additional.visual.interest.can.be.accomplished.. by.the.use.of.accent.colors.and.materials. Standards.. Integrate. a. color. palette. based. on. local. materials.... Intense.colors.should.be.limited.to.accents.only... Select. permanent,. durable. materials. incorporating... current.building.technologies... The.following.materials.are.disallowed.unless.approved... by.variance:... -Reflective.glass.... -Vinyl.siding..building.skin.should.include.EFIS,.stucco,.or.plaster... Provide. plane. changes. between. material. finishes... (reveals.may.accomplish.this)... Stone,. tile,. painted. or. stained. timber,. masonry,... steel,.or.manufactured.stone.are.considered.acceptable Roofs Concept. Roofs. throughout. The. Cottonwoods. shall. be.. varied. with. sloped. roofs. and. flat. roofs. with.. tall. enough. parapets. to. hide. all. mechanical.. equipment,. skylights,. roof. vents. and. vent. stacks.. from.view. Standards.. All. mechanical,. electrical. and. telecommunications... systems.shall.be.buffered.from.view.from.surrounding... streets,.structures,.open.space.and.parks....three-dimensional.rooftop.elements.are.encouraged.....provide. a. diversity. of. building. heights,. emphasis. on... building. tops. (embody. character. of. design. in. roof... forms) Landscape Standards. All.landscape.visible.off.site.should.blend.into,.rather.than.. overshadow.the.surrounding.landscape..it.is.important.. to.remember.that.the.landscape.may.be.different.from.. one. area. to. the. next. but. should. have. an. overall.. cohesiveness..the.design.goal.is.to.achieve.a.landscape.. design. that. helps. marry. the. building. to. its. site. so. that.. neither.the.structures.nor.the.landscape.gain.large,.visual.. prominence.. Whenever. possible,. mature. plants. should.. be.utilized.in.the.design.of.the.landscaping Lighting. All. exterior. lighting. shall. be. in. conformance. with. the.. Town.of.Paradise.Valley.zoning.ordinance. Pg 47 COTTONWOODS REDEVELOPMENT PROJECT

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54 CONSULTANT REPORTS CONSULTANT REPORTS AN INNOVATIVE LUXURY BOUTIQUE RESORT AND RESIDENTIAL COMMUNITY >>

55 TRAFFIC Mr. James Shano, P.E., February 25, 2014, Page 2 information and opinions discussed below. February 25, 2014 Mr. James Shano, P.E. Public Works Director Town of Paradise Valley 6401 E. McDonald Drive Paradise Valley, AZ Re: Cottonwoods Resort - Paradise Valley, Arizona Special Use Permit (SUP) Amendment Traffic and Parking Impact Analysis Revision No. 2 Dear Mr. Shano: This letter discusses the anticipated traffic and parking impacts of updated redevelopment plans for the Cottonwoods Resort, and a resort-adjacent vacant 5.0 acre residential parcel. The Cottonwoods Resort is operating under an existing Special Use Permit (SUP) that covers 22.5 acres (the main resort site) located south of Lincoln Drive; west of Scottsdale Road; north of McDonald Drive; and east of Quail Run Road. Cottonwoods (the applicant) is proposing to expand the existing SUP coverage area by 5.0 acres, through an amendment to the existing SUP. The 5.0-acre expansion parcel the applicant is proposing to add to the SUP coverage area is located on the east side of Quail Run Road; approximately 320 feet north of McDonald Drive. Overview There are currently 22.5 acres within the existing SUP coverage area. Previously considered redevelopment plans for the Cottonwoods Resort proposed three (3) traffic impacting changes to the SUP: (1) an increase in the size of the SUP coverage (land) area; (2) a change in the composition of dwelling units within the SUP coverage area; and (3) an increase in the number of dwelling units allowed within the SUP coverage area. Currently proposed changes to the SUP include an increase in land area and dwelling unit composition; but no longer include an increase in the allowable number of dwelling units. A Vicinity Map and Context Plan identifying the main resort site and proposed expansion parcel, respectively; is presented in Exhibit A. A conceptual site plan for the entire 27.5 acres is presented in Exhibit B. Also attached to this letter are five additional exhibits (Exhibits C through G) displaying traffic impact information in a graphic format; and three pages of tables (Tables 1 through 13) that summarize the quantitative Suite N. 16th Street Phoenix, Arizona Executive Summary The information provided with this letter demonstrates the following: Cottonwoods redevelopment will add fewer than 20 trips to Rose Lane during either peak hour. Rose Lane and the Scottsdale/Rose intersection have enough capacity remaining to accommodate all of this trip generation, as well as all of the traffic anticipated to come from the recently approved commercial to residential land use conversion of the rear portion of the Borgata property, which is located adjacent to the Cottonwoods property. Daily traffic volumes on Rose Lane will be lower, after the Cottonwoods and Borgata sites have been redeveloped than it would have been if the Borgata site remained commercial. Peak hour level of service at the Scottsdale/Rose intersection is expected to remain in the acceptable level of service (LOS) range ( D or better) after Cottonwoods is completely redeveloped, without any traffic impact mitigation on Rose Lane, and regardless of whether or not any access to the Cottonwoods is provided on Quail Run Road. Approval of the Cottonwoods application will add no traffic to Quail Run Road, except during emergencies, as required by the Town. In fact, by adding the 5.0-acre expansion parcel to the existing SUP, approval of the SUP amendment will actually reroute to Rose Lane (City of Scottsdale) traffic that would otherwise be using Quail Run Road. Even if Cottonwoods residential (and not resort) access was to be provided along Quail Run Road (later referred to as the dual access scenario ), the amount of Cottonwoods traffic that would use Quail Run would be minimal (approximately 39 vehicles per day, and fewer than 5 vehicles during either peak hour). The proposed redevelopment of the Cottonwoods property should not be the basis for determining when or how to close the existing gap in Quail Run Road because, regardless of which the above cited access scenarios is implemented, the amount of traffic this project would add to Quail Run Road would be minimal. The determination as to how and when to complete the rest of Quail Run Road between Lincoln and McDonald, should not occur without the following: o Specific consideration of the potential future use of the eight acres of undeveloped Sunchase property located to the west of the Cottonwoods site; o support of an alignment from existing owners of property along this segment of Quail Run Road; and TEL FAX Pg 50

56 TRAFFIC Mr. James Shano, P.E., February 25, 2014, Page 3 Mr. James Shano, P.E., February 25, 2014, Page 4 o additional traffic impact analysis. The parking proposed for the Resort redevelopment is adequate. Details of the Proposed Redevelopment The Cottonwoods application currently under consideration by the Town of Paradise Valley proposes the following: 1. The Cottonwoods application proposes to remove 26 existing resort casita units from the southernmost 5 acres of the existing SUP area, and replace them with 14 single family residential units; therein effecting a reduction of 12 dwelling units. 2. The Cottonwoods application proposes a five (5) acre increase in the size of the SUP area. The five acre expansion parcel is located to the immediate southwest of the existing SUP area and is currently accessed from the south, by way of Quail Run Road. Existing zoning allows five single family residential dwelling units. Under the proposed condition, 13 single family residential units would be built on this parcel, and no access to these homes would be provided on Quail Run Road; all access would be to and from the east, by way of Rose Lane and Scottsdale Road. 3. The Cottonwoods application proposes to dedicate 10 feet of additional right of way along the Cottonwoods property s western boundary, adjacent to an existing half street segment of Quail Run Road, as well as along that segment of potential future Quail Run Road adjacent to the main resort site that is not currently paved; and to grant an additional ten (10) foot sidewalk easement east of the ten (10) foot new right of way. 4. The Cottonwoods application proposes to construct a flat (ribbon) curb along the existing paved segment of Quail Run Road, within the limits of the Cottonwoods property. The remainder of the Cottonwoods dedicated right of way will be landscaped and maintained by the Cottonwoods. 5. Emergency access, to the extent required by the Town, is proposed along Quail Run Road. All day-to-day resort and residential access will continue to be provided on the east side of the property, at its existing driveway on Rose Lane. At the specific request of the Town consideration has also been given to a dual access scenario wherein a secondary access for the residential units (only) would be provided along Quail Run Road. Existing Conditions Land Use, Parking and Access There are 27.5 acres under specific consideration in this analysis: 22.5 acres covered under the existing SUP and five acres to be added to the SUP with the proposed amendment. All 27.5 acres are located entirely within the Town of Paradise Valley. The 22.5 acres of existing SUP area is currently occupied by 171 resort casita units, including one single family dwelling unit available for guest use; swimming pools; tennis courts; and approximately 188 parking spaces (a little more than one parking space for every existing guest unit, and two spaces for the residential unit). The resort is accessed from the east only, by way of Rose Lane. Rose Lane is a two lane private street providing access between a signalized intersection at Scottsdale Road, and several private development driveways. The Scottsdale/Rose intersection is located approximately half way between Lincoln Drive (located 0.25 mile to the north), and McDonald Drive (located 0.25 mile to the south). Also located along Rose Lane, is a separate (and just barely contiguous) 2.7-acre parcel that is currently part of the resort (the Cottonwoods commercial parcel). The Cottonwoods commercial parcel sits at the hard southwest corner of Scottsdale Road and Rose Lane and, with the exception of a small strip of the parcel that extends west along the south half of Rose Lane to connect it to the main resort parcel, the Cottonwoods commercial parcel is located entirely within the City of Scottsdale. As such, the Cottonwoods commercial parcel is not governed by the Cottonwoods SUP. The Cottonwoods commercial parcel is only relevant to this analysis as the resort lobby and check in facilities currently located on the commercial parcel in Scottsdale, along with a smaller scale restaurant, will be relocated to the SUP area in Paradise Valley. Under the proposed (redeveloped or self-contained resort ) condition, these facilities are not expected to be distinct traffic generating uses, but rather accessory uses to the guest units. With regard to the proposed five acre SUP expansion parcel, this parcel is currently undeveloped (formerly occupied by one single family residence), and is zoned R1-43 restricting development to residential use and limiting residential development to a maximum of five single family homes. The SUP expansion parcel is currently accessible from the south only, by way of Quail Run Road. Quail Run Road is a two lane local street which currently runs from 0.5 mile south of McDonald Drive (Jackrabbit Road), to almost 0.25 mile north of McDonald Drive. Quail Run Road is paved for the entire length of the SUP expansion parcel, and for about the southernmost 320 feet of the west edge of the Cottonwoods main resort parcel. The intersection of Quail Run Road and McDonald Drive is currently controlled by stop signs on the northbound and southbound approaches. Traffic and Parking Impact Conclusions Trip Generation Potential From a trip generation potential perspective, the difference between what is currently proposed (i.e. what the proposed amendment will additionally allow) and what is already allowed per current zoning entitlements (regardless of whether or not the proposed amendment is approved) boils down to increases in trip generation of 35 trips per day, daily; 11 of which will occur during the AM peak hour; and 15 of which will occur during the Pg 51

57 TRAFFIC Mr. James Shano, P.E., February 25, 2014, Page 5 Mr. James Shano, P.E., February 25, 2014, Page 6 PM peak hour. Details of the math behind these conclusions are presented in Tables 1 through 3. Generally speaking, and consistent with the traffic impact and mitigation analysis policy adopted by the City of Scottsdale (where the traffic impacts of Cottonwood SUP amendment approval will be most noticeable), a land use change anticipated to cause a peak hour trip generation increase of fewer than 100 trips is not typically considered traffic impacting enough to warrant a full traffic impact analysis; unless the immediately surrounding roadway network is already operating poorly and/or will exceed its available capacity with the project as currently proposed. Neither of these exceptions apply to the roadway segments that will be most impacted by the redevelopment plans proposed by the Cottonwoods application. Rose Lane Considerations Attached Tables 4 through 7 have been provided to summarize the following discussion regarding anticipated impacts on Rose Lane, and the intersection of Scottsdale Road and Rose Lane, of both Cottonwoods redevelopment, and other (not a part of this Project) redevelopment that has recently been approved by the City of Scottsdale. Our intent was to provide you with information formatted in a way that could be used to effectively communicate the salient points of this discussion, in a public hearing or other group setting. We can easily isolate any one of these tables and refine its format a little further for use in a PowerPoint (or comparable) presentation upon request. According to traffic count data contained in the March 2013 Borgata Development Traffic Impact and Mitigation Analysis (or TIMA ) prepared by David Evans and Associates, Inc., provided to KHA by the City of Scottsdale, Rose Lane is currently carrying approximately 1,700 vehicles per day; 91 of which are traveling along Rose Lane during the AM peak hour, and 172 vehicles are traveling along Rose Lane during the PM peak hour. The above-referenced TIMA further indicates that if the Borgata site were to have remained completely occupied by commercial development, as it was before AV Homes came forward with multi-family residential plans (218 units) for the westerly portion of the property, the Borgata site would have still been contributing 2,215 additional vehicles per day to Rose Lane; 78 of which would have occurred during the AM peak hour, and 137 of which would have occurred during the PM peak hour. Now that the rezoning necessary for the Borgata residential project to move forward has been approved by the City of Scottsdale, the amount of traffic that the Borgata site is expected to add to Rose Lane has dropped by 1,301 vehicles per day; and by 87 to 111 vehicles per hour during peak hours. Cottonwoods and the Borgata; collectively, are expected to add a total of 949 vehicles to Rose Lane, daily, 1,266 vehicles per day fewer than the Borgata property contributed on its own, when it was still performing well as a completely commercial development. Quail Run Road Considerations At the specific request of the Town, this analysis has given special consideration to Quail Run Road and, more particularly, the Town s General Plan indication that Quail Run Road is to ultimately provide a continuous local street connection from Lincoln Drive on the north (where other plans approved by the Town show traffic sign control in the future) to McDonald Drive (where northbound and southbound approaches are currently controlled with stop signs) on the south. There are two paved, but otherwise minimally improved segments within these limits already; one extending approximately 650 feet south of Lincoln Drive and providing direct driveway access to seven (7) developed single family residential lots; and one extending approximately 1,300 feet north of McDonald Drive and providing driveway access to seven (7) developed residential lots and the 5.0-acre proposed SUP expansion parcel. In between these two segments, there is a 650 foot long, unpaved gap in Quail Run Road. The gaps occurs immediately west of Cottonwoods property, and immediately east of undeveloped (Sunchase 8 acres) property. The Cottonwoods application proposes dedication of 10 feet of additional right of way along the western boundary of both the existing resort site and the adjacent five-acre expansion parcel. A flat curb will be installed and the remainder of the dedicated right of way will be landscaped and maintained by the Cottonwoods This dedication will provide right of way should the Town proceed with the General Plan indication that Quail Run Road will ultimately exist as a continuous local residential street between Lincoln and McDonald Drives. An additional ten (10) foot sidewalk easement is also proposed. Attached Tables 8 through 13 have been provided to summarize the following discussion regarding anticipated impacts of Cottonwoods redevelopment plans on Quail Run Road, and with the same intentions for which the previously referenced Rose Lane tables have been provided, and can be isolated and reformatted should you want any of them for use in a PowerPoint (or comparable) presentation. All of the traffic the redevelopment proposed by this application can be accommodated without direct access (except emergency vehicle access) along Quail Run Road; however, it is recognized that access to the residential component of the proposed redevelopment would reduce the trip lengths for residents approaching and departing the property with origins or destinations to the west. The Cottonwoods contribution to Quail Run Road traffic volumes, under a dual access (access on both Rose and Quail Run) scenario is anticipated to comprise about a third of the residential traffic, which equates to approximately 39 vehicles per day, and 3-4 vehicles per hour during AM Pg 52

58 TRAFFIC Mr. James Shano, P.E., February 25, 2014, Page 7 Mr. James Shano, P.E., February 25, 2014, Page 8 and PM peak hours. These figures include the 48 vehicles per day and 4-5 vehicles during peak hours that the SUP expansion parcel would contribute, if it is not incorporated into the Cottonwoods SUP area. These are the expected traffic volume increases, regardless of whether Quail Run is continuous or non-continuous between Lincoln Drive and McDonald Drive. It is recommended that the following factors drive the determination of need, timing, and alignment for the future of Quail Run Road, between Lincoln Drive and McDonald Drive: Quail Run Road designated in the Town s General Plan as a local residential street. The purpose of a local residential street is to provide direct access to residential development, and to provide a relatively short travel route (typically less than 1,500 feet) to a higher order (collector or arterial) public street. When local residential streets attract outside traffic (traffic that does not have a residential origin or destination within the residential area the street is intended to serve, the integrity of the local street to serve its purpose is negatively impacted. This is what has occurred along existing segments of Quail Run Road, to the south of McDonald Drive; outside traffic is using Quail Run as a largely uninterrupted bypass for Scottsdale Road. The intersection of Lincoln Drive and Quail Run Road is already recognized by the Town as the site of a future (when Ritz Carlton property to the north develops) signalized intersection; once signalized, the attractiveness of Quail Run Road, south of Lincoln Drive, as a bypass route around the paralleling segment of Scottsdale Road will increase if Quail Run is continuous through this segment. The intersection of McDonald Drive and Quail Run Road is stop sign controlled on the northbound and southbound approaches, and there is a slight offset in lane alignment northbound and southbound across the intersection, as Quail Run Road to the north only exists, effectively, as a west side half street. Right of way to complete the planned/standard east half of Quail Run to the north has not yet been dedicated. Because there is very little traffic entering or exiting the north leg of this intersection (as there are only seven homes with access to this segment of Quail Run), the alignment offset and substandard width are not likely creating any significant operational issue. However, before changes to Quail Run Road to the north of McDonald are made; changes that will increase traffic along this segment such as will occur if/when Quail Run Road becomes a paved street all the way north to Lincoln Drive, the east half of the street near McDonald Drive should be completed, and the intersection of Quail Run Road and McDonald Drive re-striped to create travel and turn lane alignment in both north/south and east/west directions. There are multiple design concepts that can be incorporated into the alignment and/or cross section of a local residential street, to reduce its appeal to through traffic while maintaining its integrity as a local street. The planned alignment of Quail Run Road as it proceeds north into the future Ritz Carlton development, for example, has taken Quail Run off the standard 70 th Street alignment and, effectively, added a curve and a kink to the roadway alignment, which makes it not look like it eventually leads to Indian Bend Road and Scottsdale Road, to the north. The design concept most appropriate for the gap in Quail Run Road next to the Cottonwoods property is not likely to be determinable until more information is available on the future use, or re-use of property along Quail Run Road to the north, west, and south, and most particularly about the future use of the Smoketree Resort property at the southeast corner of Quail Run Road and Lincoln Drive, and the eight acres of undeveloped Sunchase property located directly west of the Cottonwoods property. On-Site Circulation and Parking Considerations The conceptual site plan included with the Cottonwoods application describes various improvements internal to the existing SUP area, including the paving of the existing cart path that loops around the main resort site, and the addition of a few parking spaces along the interior of the upgraded loop road. These parking spaces will reduce the walking distance between the existing parking lots and the furthest away casita buildings (which is now over 600 feet). The vast majority of the parking for the resort will continue to be provided in parking lots located on the east half of the property. The Cottonwoods application proposes to provide parking for the residential units in accordance with the Town s current 2.0 spaces per unit standard for residential uses; and to continue to provide parking for the resort component of the project at the existing rate of 1.0 space per guest unit. Through discussions with the applicant, KHA has confirmed that the existing rate at which parking is being provided has satisfied the parking demands of the resort for many years. Additionally, KHA has confirmed that dining and meeting facilities to now be located on the main resort site are being sized and scaled to serve as accessory uses to the resort guest and residential units; and not in anticipation of a significant draw from outside the resort. These confirmations support the continued application of a 1.0 space per guest unit parking ratio for the main resort site, with no additional/separate parking required for the on-site dining and meeting facilities. In closing, we appreciate your consideration of the information and opinions presented in this letter and the accompanying exhibits and tables. While we anticipate you find the extent to which we have considered the traffic and parking impacts of approving the Cottonwoods application Pg 53

59 TRAFFIC Mr. James Shano, P.E., February 25, 2014, Page 9 acceptable, I would be happy to go over any aspect of the analysis with you in further detail. Please contact me if you have any questions. Sincerely, KIMLEY-HORN AND ASSOCIATES, INC. Tové Christina White, P.E. Project Manager Attachments: Exhibits A through G Tables 1 through 13 Copy to: John Pappas, SCS Advisors, Inc. Lynne Lagarde, Earl, Curley & Lagarde George Melara, Nelsen Partners K:\PHX_Traffic\ Cottonwoods Resort\Reports\ Rev 2\Cottonwoods SUP Traffic and Parking Revision 2 final.doc Pg 54

60 TRAFFIC N Not to Scale Lincoln Drive STOP Mockingbird Lane S8 Quail Run Road Quail Run Road Redeveloped Resort Area 17.5 Acres SUP SUPX SUP Redeveloped Residential Area 10.0 Acres BR CC Scottsdale Road SUP SUPX CC BR S8 Existing Cottonwoods Resort/SUP Area 22.5 Acres Proposed Cottonwoods SUP Expansion Parcel 5.0 Acres Cottonwoods Commercial Parcel 2.7 Acres (Not a part of this application) Borgata Redevelopment Site Acres (Not a part of this application) Sunchase Property Acres (Not a part of this application) STOP STOP STOP McDonald Drive Existing Signalized Intersection Recognized Future Signalized Intersection STOP Stop Sign Controlled Intersection Approach Vicinity Map and Context Plan Cottonwoods Resort Special Use Permit Amendment Traffic Impact and Parking Analysis - Rev. 2 February 2014 Exhibit A Pg 55

61 TRAFFIC N Not to Scale Conceptual Site Plan Cottonwoods Resort Special Use Permit Amendment Traffic and Parking Impact Analysis - Rev. 2 February 2014 Exhibit B Pg 56

62 TRAFFIC N Not to Scale Lincoln Drive STOP Mockingbird Lane Quail Run Road 10 (14) 67 Existing Cottonwoods Casitas 5 Ac Existing Expansion Cottonwoods Parcel Casitas 2,588 (3886) 2,563 (3916) Scottsdale Road 40,100 43, (161) (30) 1386 (1836) 34 (55) 11 (41) 3 (4) 12 (33) Rose Lane Scottsdale Road 10 (49) 1 (3) 11 (37) 39 (62) 1097 (1905) 43 (13) Existing Traffic Volumes ## (##) ## AM Peak Hour Volume (PM) Peak Hour Volume Total Daily Volume 10 (14) 67 STOP STOP STOP McDonald Drive TRAFFIC CONTROL LEGEND Signalized Intersection (Existing) Signalized Intersection (Recognized Future) STOP Stop Sign Controlled Approach Existing Traffic Volumes Cottonwoods Resort Special Use Permit Amendment Traffic and Parking Impact Analysis - Rev. 2 February 2014 Exhibit C Pg 57

63 TRAFFIC N Not to Scale Lincoln Drive STOP Mockingbird Lane 9 (13) 120 Quail Run Road 111 (14) 138 Existing Cottonwoods Casitas 5 Ac Existing Expansion Cottonwoods Parcel Casitas 2,808 (4197) 2760 (4203) Scottsdale Road 43,100 46, (176) (64) 1471 (1949) 36 (58) 45 (59) 8 (5) 63 (61) Rose Lane Scottsdale Road 11 (52) 2 (8) 12 (39) 52 (113) 1164 (2022) 46 (14) 2016 Traffic Volumes (without SUP Amendment Approval) AM Peak Hour Volume ## (##) ## (PM) Peak Hour Volume Total Daily Volume STOP STOP STOP McDonald Drive TRAFFIC CONTROL LEGEND Signalized Intersection (Existing) Signalized Intersection (Recognized Future) STOP Stop Sign Controlled Approach Future (2016) Traffic Volumes Without Cottonwoods Redevelopment Cottonwoods Resort Special Use Permit Amendment Traffic Impact and Parking Analysis - Rev. 2 February 2014 Exhibit D Pg 58

64 TRAFFIC N Directional Distribution 8% Lincoln Drive Traffic Volume Increase Not to Scale STOP Lincoln Drive STOP Mockingbird Lane Quail Run Road Cottonwoods Casitas Cottonwoods Residences 57% 38% Scottsdale Road 5% Mockingbird Lane Quail Run Road Cottonwoods Casitas Cottonwoods Residences 4 (6) 13 6 (8) 20 Scottsdale Road 1 (1) 2 Traffic Volume Increase (with SUP Amendment Approval) AM Peak Hour Volume ## (##) ## (PM) Peak Hour Volume Total Daily Volume STOP STOP STOP 5% McDonald Drive TRAFFIC CONTROL LEGEND STOP STOP STOP McDonald Drive Signalized Intersection (Existing) Signalized Intersection (Recognized Future) STOP Stop Sign Controlled Approach Cottonwoods Caused Increase in Traffic Volumes Single Access (Rose Lane Only) Scenario Cottonwoods Resort Special Use Permit Amendment Traffic and Parking Impact Analysis - Rev. 2 February 2014 Exhibit E Pg 59

65 TRAFFIC N Directional Distribution 8% Lincoln Drive Traffic Volume Increase Not to Scale STOP 8% Lincoln Drive STOP STOP Mockingbird Lane STOP 5% McDonald Drive 7% STOP Quail Run Road 2% STOP Cottonwoods Casitas Cottonwoods Residences 50% 30% Scottsdale Road 5% STOP Mockingbird Lane McDonald Drive 0 (0) 0 Quail Run Road 0 (0) 0 STOP Cottonwoods Casitas Cottonwoods Residences 3 (4) 0 5 (7) 0 Scottsdale Road 1 (1) 0 Traffic Volume Increase (with SUP Amendment Approval) AM Peak Hour Volume ## (##) ## (PM) Peak Hour Volume TRAFFIC CONTROL LEGEND Signalized Intersection (Existing) Total Daily Volume STOP STOP Signalized Intersection (Recognized Future) STOP Stop Sign Controlled Approach Cottonwoods Caused Increase in Traffic Volumes Dual Access (Rose Lane and Quail Run Road) Scenario Cottonwoods Resort Special Use Permit Amendment Traffic and Parking Impact Analysis - Rev. 2 February 2014 Exhibit F Pg 60

66 TRAFFIC N Not to Scale Lincoln Drive STOP Mockingbird Lane 9 (12) 112 Quail Run Road 7 (10) 98 Cottonwoods Residences 2,814 (4,206) 2,764 (4,210) Scottsdale Road 43,100 46,100 Cottonwoods Casitas 116 (177) 1, (68) 1471 (1949) 36 (58) 49 (61) 9 (5) 70 (63) Rose Lane Scottsdale Road 11 (52) 2 (9) 12 (39) 51 (119) 1164 (2022) 46 (14) Traffic Volumes (with SUP Amendment Approval) ## (##) ## AM Peak Hour Volume (PM) Peak Hour Volume Total Daily Volume STOP STOP STOP McDonald Drive TRAFFIC CONTROL LEGEND Signalized Intersection (Existing) Signalized Intersection (Recognized Future) STOP Stop Sign Controlled Approach Future (2016) Traffic Volumes With Cottonwoods Redevelopment Single Access Scenario Cottonwoods Resort Special Use Permit Amendment Traffic Impact and Parking Analysis - Rev. 2 February 2014 Exhibit G Pg 61

67 TRAFFIC Trip Generation Comparison of Alternative SUP Amendment Scenarios Table 1 - Cottonwoods Trip Generation as currently proposed (the "With SUP Amendment" Scenario) ITE Trips Generated (1) Land Use Daily AM Peak Hour PM Peak Hour Land Use Code Quantity Units Total In Out Total In Out Total Cottonwoods Resort Residential (Inclusive of 5 Acre Expansion Parcel) Dwelling Units Cottonwoods Resort Hotel/Casita Guest Units 1,185 (2) Totals 172 1, Table 2 - Trip Generation as already allowed (the "Without SUP Amendment" Scenario) ITE Trips Generated (1) Land Use Daily AM Peak Hour PM Peak Hour Land Use Code Quantity Units Total In Out Total In Out Total Cottonwoods Resort Residential (Exclusive of 5-Acre Expansion Parcel) Dwelling Units Cottonwoods Resort Casita Guest Units 1,398 (2) Totals 172 1, Trip Generation Source - Institute of Transportation Engineers (ITE) Trip Generation, 9th Edition (1) No daily estimate available for Resort Hotel. Daily Hotel rate (ITE land use code 310) used to estimate daily trips. Table 3 - Cottonwoods SUP Amendment Trip Generation Impact Summary Trip Generation Increase/(Reduction) Resulting from SUP Amendment Approval Notes: 1) Trip Generation Source - Institute of Transportation Engineers (ITE) Trip Generation, 9th Edition 2) No daily estimate available for Resort Hotel. Daily Hotel rate (ITE land use code 310) used to estimate daily trips. Daily AM Peak Hour PM Peak Hour 35 Trips 11 Trips 15 Trips 0 Prepared for SCS Advisors, Inc. by Kimley-Horn and Assocaites, Inc. Cottonwoods Resort SUP Amendment Traffic and Parking Impact Analysis - Revision No. 2 February 25, 2014 Pg 62

68 TRAFFIC Rose Lane Traffic Volume Comparison of Alternate Land Use Scenarios Table 4 - Traffic Volumes on Rose Lane -" Borgata as Commercial (without Cottonwoods Redevelopment)" Scenario Traffic Volume Contribution ITE Land Two-Way AM Peak Hour PM Peak Hour Traffic Generator Use Code Quantity Daily WB EB Total WB EB Total Borgata as Commercial (3) ,921 SF 2, Other Existing Development (4) - - 1, Total Volumes 3, Table 5 - Traffic Volumes on Rose Lane - "Borgata as Residential (without Cottonwoods Revelopment)" Scenario Two-Way Traffic Volume Contribution ITE Land Daily AM Peak Hour PM Peak Hour Traffic Generator Use Code Quantity Total WB EB Total WB EB Total Borgata Multi-Family Residential DU Other Existing Development (4) - - 1, Total Volumes 2, Table 6 -Traffic Volumes on Rose Lane - Borgata as Residential (with Cottonwoods Redevelopment) Scenario (6) Traffic Volume Contribution ITE Land Two-Way AM Peak Hour PM Peak Hour Traffic Generator Use Code Quantity Daily WB EB Total WB EB Total Borgata Residential Traffic, per Borgata TIMA, March 2013 (+) DU Cottonwoods Residential Reduction (-) 210 (1) DU (10) 0 (1) (1) (1) 0 (1) Cottonwoods Resort Casita Traffic Removed(-) (5) 330 (26) GU (212) (6) (2) (8) (5) (6) (11) Cottonwoods Residential Addition(+) DU Other Existing Development (4) - - 1, Total Volumes 2, Table 7 - Rose Lane Traffic Volume Comparison Total Traffic Volumes Borgata/Cottonwoods Land Use Scenario Daily Total AM Peak Hour PM Peak Hour Borgata as Commercial without Cottonwoods Redevelopment 3, Borgata as Residential with Cottonwoods Redevelopment 2, Net Increase/(Reduction) in Traffic Volumes (1,266) 44 (35) Notes: 3) ITE's Specialty Retail (LUC 826) trip rates were used to estimate total daily and PM peak hour trip generation, for consistency with Borgata TIMA. ITE Shopping Center (LUC 820) trip rates were used to estimate AM peak-hour trip generation; as ITE doesn t provide AM peak hour data for specialty retail. 4) Other existing development includes the Cottonwoods Resort (under current conditions); the Alamos Condominium development; and the Cottowoods Commercial development located on the southwest corner of Scottsdale Road and Rose Lane., as currently generating existing Cottonwoods Resort traffic and Alamos Condo traffic. 5) ITE Hotel (LUC 310) trip rates ("GU" stands for "Guest Unit") were used to calculate total daily trip generation potential, as Resort Hotel (LUC 330) total daily trip generation is not provided in the ITE Manual, 9th Edition. 6) For all "With Cottonwoods Redevelopment" scenarios, figures represent traffic volumes assuming Cottonwoods Access continues to be provided on Rose Lane, only; traffic volumes would be slightly lower with no is the ONLY access Prepared for SCS Advisors, Inc. by Kimley-Horn and Associates, Inc. Cottonwoods Resort SUP Amendment Traffic and Parking Impact Analysis - Revision No. 2 February 25, 2014 Pg 63

69 TRAFFIC Quail Run Road Traffic Volume Comparison of Alternate Land Use and Access Scenarios Table 8 - Existing Traffic Volumes on Quail Run Road ITE Land # of Traffic Volume Contribution Use Dwelling Daily AM Peak Hour PM Peak Hour Traffic Volume Contributor Code Units Total In Out Total In Out Total Existing Single Family Residential to the North Existing Single Family Residential to the South Total Volumes Table 9 - Future Traffic Volumes on Quail Run Road - Without SUP Amendment Approval Daily AM Peak Hour PM Peak Hour Traffic Volume Contributor Code Total In Out Total In Out Total Existing Single Family Residential to the North Existing Single Family Residential to the South Future Sunchase Parcel Single Family Residential to the West Future Cottonwoods Single Family Residential (includes 13 dwelling units on SUP Expansion Parcel) Total Volumes ITE Land Use # of Dwelling Units Traffic Volume Contribution Table 10 - Future Traffic Volumes on Quail Run Road - With SUP Amendment Approval - No Cottonwoods Access (Proposed Condition) Daily AM Peak Hour PM Peak Hour Traffic Volume Contributor Code Total In Out Total In Out Total Existing Single Family Residential to the North Existing Single Family Residential to the South Future Sunchase Parcel Single Family Residential to the West Future Cottonwoods Single Family Residential (includes 13 dwelling units on SUP Expansion Parcel) Total Volumes ITE Land Use # of Dwelling Units Traffic Volume Contribution Table 11 - Future Traffic Volumes on Quail Run Road - With SUP Amendment Approval and Cottonwoods Residential Access (Not Proposed) ITE Land # of Traffic Volume Contribution Use Dwelling Daily AM Peak Hour PM Peak Hour Traffic Volume Contributor Code Units Total In Out Total In Out Total Existing Single Family Residential to the North Existing Single Family Residential to the South Future Sunchase Parcel Single Family Residential to the West Future Cottonwoods Single Family Residential (includes 13 dwelling units on SUP Expansion Parcel) Total Volumes Table 12 - Quail Run Road Traffic Volume Impact - No Cottonwoods Access (Proposed Condition) Daily Total Total Traffic Volumes AM Peak Hour PM Peak Hour Abutting Land Use and Access Scenario Future Traffic Volumes Without Cottonwoods Redevelopment Future Traffic Volumes With Cottonwoods Redevelopment, Without any Cottonwoods Access (7) Net Increase/(Reduction) in Traffic Volumes Table 13 - Quail Run Road Traffic Volume Impact - With Cottonwoods Residential Access (Not Proposed) Total Traffic Volumes Daily Total AM Peak Hour PM Peak Hour Abutting Land Use and Access Scenario Future Traffic Volumes Without Cottonwoods Redevelopment Future Traffic Volumes With Cottonwoods Residential Access Net Increase/(Reduction) in Traffic Volumes Notes: 7) Except for emergency vehicle access as required by the Town of Paradise Valley. Prepared for SCS Advisors, Inc. By Kimley-Horn and Associates, Inc. Cottonwoods Resort SUP Amendment Traffic and Parking Impact Analysis - Revision No. 2 February 25, 2014 Pg 64

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77 WATER DEMAND I.D. * LAND RESIDENTIAL DEMAND CALCULATION TABLE COTTONWOODS RESORT PRELIMINARY WATER REPORT LAND USE, ACREAGE, DENSITY AND WATER DEMAND TABLE NON-RESIDENTIAL SINGLE-FAMILY RURAL RESIDENTIAL COMMERCIAL SCHOOL INDUSTRIAL DWELLING ADF/UNIT DWELLING AVERAGE DAY FLOW (GPD) ACRES STUDENTS ACRES ADF/AC (GPD) UNITS (GPD) UNITS (GPD) (GPD) (GPD) USE ADF x UN or AC ADF/1440 ADF X.25 ADF X 1.8 ADF X 3.0 casita style rooms Resort , TOTALS ADF/UNIT ADF/AC ADF/STUDENT AVERAGE DAY FLOW (GPM) MIN DAY FLOW (GPM) MAX DAY FLOW (GPM) PEAK HOUR FLOW (GPM) DEMAND I.D. * LAND RESIDENTIAL SINGLE-FAMILY RURAL RESIDENTIAL DWELLING UNITS ADF/UNIT (GPD) DWELLING UNITS ACRES COMMERCIAL DEMAND CALCULATION TABLE COTTONWOODS RESORT PRELIMINARY WATER REPORT LAND USE, ACREAGE, DENSITY AND WATER DEMAND TABLE ADF/UNIT (GPD) ADF/AC (GPD) NON-RESIDENTIAL SCHOOL USE ADF x UN or AC ADF/1440 ADF X.25 ADF X 1.8 ADF X 3.0 Residential C1 Single Family 3000 sf , Residential C2 Single Family 2000 SF , Main Hotel Hotel Rooms , Remodel Casitas , TOTALS , STUDENTS ADF/STUDENT (GPD) ACRES INDUSTRIAL ADF/AC (GPD) AVERAGE DAY FLOW (GPD) AVERAGE DAY FLOW (GPM) MIN DAY FLOW (GPM) MAX DAY FLOW (GPM) PEAK HOUR FLOW (GPM) Pg 72

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87 TRANSFORMATIONS AN INNOVATIVE LUXURY BOUTIQUE RESORT AND RESIDENTIAL COMMUNITY >> TRANSFORMATIONS

88 TRANSFORMATION LOBBY CURRENT 2015 COTTONWOODS REDEVELOPMENT PROJECT Pg 82

89 TRANSFORMATION CONFERENCE CENTER Pg 83 COTTONWOODS REDEVELOPMENT PROJECT

90 TRANSFORMATION POOL COTTONWOODS REDEVELOPMENT PROJECT Pg 84

91 TRANSFORMATION NEIGHBORHOOD Pg 85 COTTONWOODS REDEVELOPMENT PROJECT

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93 SCS ADVISORS, INC North Perimeter Drive, Suite 105 Scottsdale, AZ This book is made from 100% recycled materials.

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