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SmokeTree Resort redevelopment project adheres to Paradise Valley realities

Happy medium to be struck during summer planning deliberations

Posted 6/11/20

Since early 2018, the SmokeTree Resort has been destined for revitalization as ownership of the legacy resort property changed hands sparking a renewed interest in how the antiquated brick-and-mortar …

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SmokeTree Resort redevelopment project adheres to Paradise Valley realities

Happy medium to be struck during summer planning deliberations

Posted

Since early 2018, the SmokeTree Resort has been destined for revitalization as ownership of the legacy resort property changed hands sparking a renewed interest in how the antiquated brick-and-mortar could be reshaped into a 21st Century vision.

Paradise Valley Town Council Thursday, June 11 held a focused study session discussion on the project itself, the process moving forward and how a happy medium can be struck to move the project to the finish line with appropriate concessions.

But one member of the local governing board, Councilwoman Anna Thomasson, contends the project is still too dense for her blood despite the efforts of proponents of the project to reduce floor-area ratio and overall density.

At first, a major component of the revamp pursuit --- one under the guise of a partnership between Phoenix-based Geneva Holdings and Scottsdale-based Ventana Hotels and Resorts --- was for-sale dwellings drawing the chagrin of the community.

But with all things real estate, location plays a vital role and the 5.3-acre site sits where proponents of the project have coined the Lincoln Drive and Scottsdale Road intersection as, “the commercial interface.”

Not since Adam West first dawned the cowl of the Dark Knight on the American Broadcast Company has much thought been given to the breadth and scope of the SmokeTree Resort in Paradise Valley.

The SmokeTree Resort was first erected in 1966.

In March of last year, the Paradise Valley Planning Commission recommended denial of the proposed revitalization of the legacy resort property, saying the project was too dense, carried a troublesome for-sale product and abounded in setbacks concerns.

Following the denial, representatives of SmokeTree --- in this case, the legal minds of Phoenix-based Beus Gilbert McGroder --- tapered down the original request. Toward that end, plans no longer allow for-sale properties, unit count was cut to 122 hotel rooms, removing balconies from perimeter buildings and capping building height at 36 feet.

The project includes:

  • 122 traditional hotel guest room keys, 20 of which are detached suites;
  • A restaurant and bar/lounge;
  • A rooftop outdoor bar and lounge;
  • Accessory uses such as a fresh food market, a cafe, pop-up retail; a coffee shop and a florist; and
  • Indoor/outdoor event space including a pavilion for banquets and meetings, and a pool.

The project’s setbacks are 98-feet on the north; 45-feet on the east; 60-feet on the south; and 75-feet on the west.

A prolonged debate

Ms. Thomasson made her thoughts very clear: “As far as I am concerned I think we have a long way to go.”

A key sticking point for the elected leader? Floor-area ratio, which is generally the agreed-upon municipal calculation between uses of brick-and-mortar in comparison to open space.

“Do you have a record of the floor-area ratio from when it first came to us?” she asked of Community Development Director Jeremy Knapp.

Mr. Knapp replied the comparison is the original ratio of 0.64 to 0.62.

“So, no real reduction in density since it first came to us? I have some real concerns,” Ms. Thomasson said. “It just feels like too much building on that size of a lot. For my affirmative vote, the density has to come down a lot.”

Taylor Robinson, principal of Geneva Holdings, provided clarification during the online study session discussion, pointing out the original calculation was actually much higher.

“The previous floor-area ratio was calculated on gross land area,” he said. “If also calculated off of net land area, the FAR was reduced from 0.74 to 0.64.”

Paradise Valley Councilman Paul Dembow says his concerns surround parking.

“One expert says we are satisfied while Kimley-Horn says we need more,” he said of two parking and traffic reports illustrating two realities. “What we are using as a yardstick may be antiquated? I just want to make sure we are focused on the right things.”

The two reports --- one from Kimley-Horn: Planning and Design Engineering Consultants and the other from CivTech --- call for different amounts of parking spaces. The happy medium? 220 spaces, according to zoning attorney Paul Gilbert.

“At the outset, we agree completely with Councilman Dembow,” he said. “Since we can accommodate 220 spaces and that meets the Kimley-Horn request, we can do that. We will develop a parking management plan that can show we can develop 220 parking spots --- We can all live with 220 parking spaces that Kimley-Horn has suggested.”

Paradise Valley Vice Mayor Julie Pace says the COVID-19 pandemic may curtail the rapid growth of the shared economy and a major staple may feel the brunt, the ride-share business.

“That may cause a change on that analysis a bit I think I will trend toward more parking spaces and not less --- I would like to see a parking management plan,” she said. “We are very thankful for you listening to our residents.”

A path forward?

Paradise Valley Mayor Jerry Bien-Willner provided the applicant and the municipality are eager to find a solution and during the summer months both town staff and the Planning Commission will devise a new play appropriate for Paradise Valley standards.

“What has come back to us is leaps and bounds better than what we have seen before?” he said, but also pointing out questions remain. “I do hear a lot of technical questions on this. ... My own opinion, is there are things the Commission can look at. But the missing piece as far as I am concerned is public input.”

Paradise Valley Tow Manager Jill Keimach explains the Town Council will be provided a new Statement of Direction document to send the proposal to the Planning Commission during annual summer break of the local governing board.

Mr. Bien-Willner agreed.

“I think It servers to be fully vetted by the council,” he said of sending a new SOD to the Planning Commission.

Ms. Keimach says a new SOD will be before Town Council likely the last week of June.