City Council Draft Agenda

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Meeting Date: 01/18/2022  
From: Tiffany Antol, Senior Planner

Consideration and Approval of Final Plat:  Case No. PZ-20-000088-02, CDR 276, LLC requests Final Plat approval for Canyon Del Rio Block I located at 3200 E Butler Avenue, a single-family subdivision on 13.34 acres in the Single-family Residential (R1) Zone.
Staff recommends the City Council approve the Final Plat and authorize the Mayor to sign both the Final Plat and the City/Subdivider Agreement when notified by staff that all documents are ready for signature and recordation.
Executive Summary:
This is a request for Final Plat approval for 50 single-family lots on 13.34 acres in the Residential Single-family (R1) Zone.  The subject site is vacant, located in the northwestern corner of the larger Canyon Del Rio development, which encompasses 261 total acres.  See Sheet 1 of the Final Plat for the Vicinity Map. 
Financial Impact:
No financial impacts are anticipated with this Final Plat.
Policy Impact:
There are no policy impacts affiliated with this Final Plat.
Connection to PBB Priorities/Objectives, Carbon Neutrality Plan & Regional Plan:
Priority Based Budget Key Community Priorities and Objectives
Robust Resilient Economy - Grow and strengthen a more equitable and resilient economy.

Carbon Neutrality Plan
DD-1: Encourage vibrancy, appropriate density, and attainability in existing neighborhoods, so that more residents live within walking distance of their daily needs.  
DD-2:  Create inclusive networks for walking and biking that are continuous, attractive, safe, comprehensive, and convenient for people of all ages.

Regional Plan
Policy LU.5.1. Encourage development patterns within the designated growth boundaries to sustain efficient infrastructure projects and maintenance.
Policy LU.5.2. Promote infill development over peripheral expansion to conserve environmental resources, spur economic investments, and reduce the cost of providing infrastructure and services. 
Goal NH.1. Foster and maintain healthy and diverse urban, suburban, and rural neighborhoods in the Flagstaff region.
Policy WR.4.3. Development requiring public utility services will be located within the Urban Growth Boundary.
Has There Been Previous Council Decision on This:
In June 2019, the City Council approved a rezoning request, development agreement, and preliminary block plat authorizing the development of Canyon Del Rio, consisting of 1,426 residential dwelling units and 225,000 square feet of commercial development.  The development includes a mixture of high-, medium-, and single-family residential units combined with commercial services and open space on 261 acres.

The Canyon Del Rio Development Agreement sets out the development provisions for the development standards, density and zoning, plats, and site plans within the development.  The agreement provides for a workforce affordable housing in-lieu contribution of 1,000 equal installments of $650 as building permits are pulled for the first 1,000 dwelling units.  This serves as 5% credit for the use of incentives of the individual blocks within the development.  The development also provides for the in lieu of construction contributions for off-site and on-site public improvements.
Options and Alternatives:
  1. Approve the Final Plat with no conditions as recommended by staff.
  2. Approve the Final Plat with conditions.
  3. Deny the Final Plat based on non-compliance with the Zoning Code, the Subdivision Code, and /or the Engineering Design Standards and Specifications for New Infrastructure.
The applicant CDR 276, LLC, is seeking Final Plat approval for a 50-lot single-family residential subdivision within the larger Canyon Del Rio development.  Lot sizes range from 6,000 square feet to 13,366 square feet.  The subdivision is one of the first blocks within Canyon Del Rio to be platted.  New infrastructure will need to be provided for the project including two new residential roads (Tarragon Drive and Valerian Lane), 8" water and sewer lines, dry utilities, and stormwater detention.  City Council approved the Preliminary Plat on May 4, 2021, based on conformance with all relevant development standards.  All areas in the subdivision not allocated as lots are reserved as tracts or rights-of-way.  Tract A is located at the northeastern portion of the subdivision and is designated as open space and Tract B along the eastern boundary of the subdivision is designated for open space and stormwater detention.
Key Considerations:
The property is zoned R1, Single-family Residential.  The Development Agreement for Canyon Del Rio requires 50 lots on this tract, which is what is proposed.  The R1 Zone has a minimum density requirement of 2 units per acre and a maximum density of 5 units per acre in the Resource Protection Overlay (RPO).  50 lots on 13.34 acres is a density of 3.7 units per acre which exceeds the minimum density for the R1 Zone.  All lots within this proposed subdivision meet the minimum lot width, depth, and size requirements for the R1 Zone.

For the purposes of tree and steep slope preservation, the Final Plat proposes unique building envelopes for each lot that reduces the minimum required setbacks for the R1 Zone.
  • Front: 15' (25' for parking) required - proposing 20' for parking
  • Interior Side: 8' required - proposing 5'
  • Exterior Side: 15' required - proposing 12'
  • Rear: 25' required
The subdivider is required to improve all streets, pedestrian ways, and easements in the subdivision and adjacent to it as required to serve the subdivision.  Staff review of the Final Plat along with impact analyses identified the required improvements in conformance with Section 11-20.130: Minimum Required Subdivision Improvements.  These improvements will be formally approved with Civil Engineering Plan review.
Community Benefits and Considerations:
The community benefits of this project are encapsulated in the PBB Key Community Priorites/Objectives, Carbon Neutrality Plan Strategies and Regional Plan goals and policies that it meets, such as providing new housing within the urban growth boundary.
Community Involvement:
Inform.  The existing zoning of the property allows for the proposed subdivision.  No public hearings or public outreach are required by either the Zoning Code or the Subdivision Code as part of the Final Plat review process.
CDR Block I Final Plat


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