City Council Meeting - FINAL

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Meeting Date: 01/03/2023  
From: Genevieve Pearthree, Senior Planner

Consideration and Approval of Final Plat: TLC PC Land Investors, LLC requests Final Plat approval for Ghost Tree at Pine Canyon (PZ-21-00155-05) located at 3201 South Clubhouse Circle, a 12-unit single-family home subdivision on 7.87 acres in the Single-Family Residential (R1) Zone.
Approve the Final Plat and authorize the Mayor to sign the Final Plat and City/Subdivider Agreement when notified by staff that all documents are ready for signature and recordation.
Executive Summary:
TLC PC Land Investors, LLC requests Final Plat approval for Ghost Tree at Pine Canyon located at 3201 South Clubhouse Circle, a 12-unit single-family home subdivision on 7.87 acres in the Single-Family Residential (R1) Zone. The site has a Resource Protection Overlay and is currently vacant. It is located in the northwestern corner of the larger 660-acre Pine Canyon development.
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:

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.
PBB Key Community Priorities/Objectives
  • Robust Resilient Economy - Grow and strengthen a more equitable and resilient economy.
Regional Plan Policies and Goals
  • 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:
The Pine Canyon development was approved by City Council through a rezoning (Ordinance No. 2000-11) and development agreement in June of 2000.  

A revised development agreement amendment was approved in January of 2007 to resolve disputes between the Developer of Pine Canyon and the City of Flagstaff with respect to the Rezoning Ordinance.  This agreement stipulates that the Developer may, at its option, abandon the third entrance to Pine Canyon, providing the main entrance and the clubhouse entrance remain open and available for ingress and egress to the public. 

In October of 2013, City Council approved an agreement with the Developer that committed the City to erect and maintain a directional sign at the intersection of Lake Mary Road and John Wesley Powell Boulevard, committed staff support to amend the rezoning ordinance to modify the gated provision during night time, and extended the developers’ transportation improvement contribution.    In May of 2014, the City Council approved a modification to Ordinance No. 2000-11 to modify Condition #8 which stated "That all private roads within the development remain open to the public and never be gated" to "All streets within Pine Canyon shall remain open to the public, without the use of a gate, from sunrise to sunset.  Any means to restrict access to the streets of Pine Canyon may only be utilized from sunset to sunrise and never restrict emergency access."
City Council has also previously approved several subdivision plats in Pine Canyon, including the Estates at Pine Canyon Units 1-5, Coconino Ridge, Deer Creek Crossing, Mountain Villas, Mountain Vista Condominiums, Mountain Estates, Pine Run, and Club Cabin Condominiums units 1 and 2.

City Council approved the Ghost Tree at Pine Canyon Preliminary Plat (PZ-21-00155-03) on May 3, 2022.
Options and Alternatives:
1. Approve the Final Plat with no conditions, as recommended by city 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.
In June of 2000, the City Council approved a rezoning request and development agreement allowing the development of Pine Canyon, which includes a mixture of condominium, townhomes, estate homes, clubhouse and recreational facilities, maintenance and storage facilities, and an 18-hole private golf course with accessory facilities, located on approximately 660 acres. The primary entrance to Pine Canyon is located at the intersection of Lone Tree Road and John Wesley Powell Blvd.

TLC PC Land Investors, LLC is seeking Final Plat approval for a 12-lot single-family residential subdivision within the larger Pine Canyon development. Lot sizes range from 9,342 square feet to 21,861 square feet. The subdivision is one of the last undeveloped areas in Pine Canyon and is located between existing golf course and residential uses.

New infrastructure will need to be provided for the project including a new private road, new water and sewer lines, and Low Impact Development (LID) basins. All areas in the subdivision not allocated as lots are reserved as tracts. Tract A covers the new private road and is to be used for ingress/egress and utilities. Tract B is for open space and drainage. Tract C is for the Pine Canyon Goff Club, open space, and drainage. Tract D is for a private slope easement, open space, and drainage. Tract E is reserved for future development. 
Key Considerations:
Staff reviewed and approved the Final Plat on December 6, 2022, based on conformance with City Code Title 10, Flagstaff Zoning Code; City Code Title 11, General Plans and Subdivisions; and City Code Title 13, Engineering Design Standards and Specifications. 

The property is zoned R1, Single Family Residential with a Resource Protection Overlay (RPO). The lots within Ghost Tree at Pine Canyon Subdivision comply with the minimum density, lot size, width, and depth requirements for the R1 Zone. For the purposes of tree and steep slope resource protection, the plat proposes unique building envelopes for each lot. All setbacks except one meet or exceed the minimum required setbacks for the R1 zone (see page 3 of the Final Plat). Zoning Code Table 10-40.30.030.C: Residential Zones – Building Form and Property Development Standards allows the City Council to approve alternate lot sizes and/or setbacks on a Final Plat. 
Community Benefits and Considerations:
The community benefits of this project are encapsulated in the PBB Key Community Priorities/Objectives, and the Regional Plan and Carbon Neutrality goals and policies that it meets, such as providing new housing within the urban growth boundary.
Community Involvement:
Inform. The existing zoning of the subject 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 Subdivision Plat review process.
Final Plat for Ghost Tree at Pine Canyon (PZ-21-00155-05)
City/Subdivider Agreement


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