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Meeting Date: 12/01/2020  
From: Genevieve Pearthree, Planning Development Manager

Consideration and Approval of Preliminary Plat
TLC PC Land Investors LLC requests Preliminary Plat approval for The Estates at Pine Canyon Pine Bluff located at 2080 E. Del Rae Dr., a single-family home subdivision on 17.5 acres in the R1 (Single Family Residential) Zone.
Staff recommends the City Council, in accordance with the findings presented in this report and the Planning and Zoning Commission recommendation of approval (6-1 in favor), approve the Preliminary Plat.
Executive Summary:
TLC PC Golf requests Preliminary Plat approval for The Estates at Pine Canyon Pine Bluff located at 2080 E. Del Rae Dr. This plat proposes 26 single-family home lots on 17.5 acres in the R1 Zone. The site has a Resource Protection Overlay and is currently vacant. It is located in the southeastern corner of the larger 660-acre Pine Canyon development.
Financial Impact:
No financial impacts are anticipated with this Preliminary Plat.
Policy Impact:
There are no policy impacts affiliated with this Preliminary Plat.
Connection to PBB Key Community Priorities/Objectives & Regional Plan:
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 Council through a rezoning (Ordinance No. 2000-11) and development agreement in June of 2000.  

A revised development agreement 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, Mount Estates, and Club Cabin Condominiums.
Options and Alternatives:
1. Approve the Preliminary Plat with no conditions, as recommended by the Planning and Zoning Commission.
2. Approve the Preliminary Plat with conditions.
3. Deny the Preliminary 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.

The applicant is seeking Preliminary Plat approval for a 26-lot single-family residential subdivision within the larger Pine Canyon development. The subdivision is one of the undeveloped areas in Pine Canyon and is located between the existing golf course and the residential uses. The site has significant topography requiring the applicant to create larger lots and unique building envelopes to ensure resource protection standards are met.

All areas in the subdivision not allocated as lots are reserved as tracts. Tract A covers Pine Meadow Drive (a private drive) and is to be used for ingress/egress and public utilities. Tracts B1 and B2 are used for stormwater conveyance and golf course use.

The new infrastructure will need to be provided for the project including a new private roadway (Pine Meadow Drive) as is the adopted standard in Pine Canyon, 8" water and sewer lines, LID (Low Impact Development) basins, and a new golf cart path.

Key Considerations:
Staff reviewed and approved the Preliminary Plat on October 8, 2020, 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. On November 12, 2020, the Planning and Zoning Commission voted 6-1 in favor of forwarding the Preliminary Plat to the City Council with a recommendation for approval.

The property is zoned R1, Single Family Residential, which requires a minimum of two units per acre and allows a maximum of five units per acre within the Resource Protection Overlay (RPO). This subdivision has a density of 1.48 units per acre which is slightly lower than the required two units per acre. The Development Agreement for Pine Canyon identifies 26 lots for this tract, which is what is proposed. The overall density of the Pine Canyon development meets the minimum density standards for the R1 zone. The subdivision is one of the last undeveloped areas in Pine Canyon.

Lots within the proposed subdivision range from 18,872 sq. ft. to 38,282 square feet, which comply with the minimum lot size of 6,000 square feet for the R1 Zone. For the purposes of tree and steep slope resource protection, the plat proposes four flag lots that do not meet the minimum lot width at the front setback line (15 feet) for the R1 Zone. However, the Zoning Code allows the City Council to approve alternate lot sizes and setbacks on a Final Plat. The Final Plat will designate alternate front setback lines on the flag lots to ensure compliance with the 60’ minimum lot width Table 10-40.30.030.C(2). Additionally, unique building envelopes for each lot that meet or exceed the minimum required setbacks for the R1 zone (see page 5 of the Preliminary Plat) have been provided.
Community Benefits and Considerations:
The community benefits of this project are encapsulated in the PBB Key Community Priorities/Objectives and the 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 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 Preliminary Subdivision Plat review process.
Council Presentation
Preliminary Plat
P&Z Staff Report
Vicinity Map
Utility Notification Letters


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