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| TITLE: |
| Consideration and Approval of Adjustments of Property Development Standards: Request by Roers Company, applicant for VP66 & Woody Mountain LLC, property owner, to approve adjustments to property development standards for a 100% affordable housing development located at 2292 S Alvan Clark Blvd (APN 112-01-156). |
| STAFF RECOMMENDED ACTION: |
Staff recommends the City Council approve the modifications requested as presented, with the following conditions:
- Before Civil Plan approval, staff will be provided with a revised site plan showing the final location of solar parking canopies, column locations, and layout of parking spaces.
- A final landscape plan showing the layout of the parking peninsulas and the quantities and locations of landscape material be provided to staff as part of the Civil Plan Set submittal.
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| Executive Summary: |
Section 10-30.20.040.B.4 of the City of Flagstaff Zoning Code allows a Category 1 affordable housing development that provides 100% of the dwelling units to persons or families with a household income equal to 80% or less of the area median income to have adjustments of the property development standards greater than 15% approved by the City Council. The “property development standards” means building form, building placement, building types, encroachments and frontage types, fences and screening, landscape standards, lot requirements, open space, parking standards and required parking, private frontage types, and any other amount, area, dimension, quantity, size, or design requirement of the Zoning Code as determined by the Zoning Administrator. The applicant is requesting a modification to the following standards:
- Request to reduce the depth of required jogs in the floor plan as shown in the conditionally approved site plan.
- Request to reduce the required garage door recess depth from 18 to 12 inches.
- Request to reduce the minimum width of parking spaces from 9 feet to 8-1/2 feet.
- Request to increase the number of parking spaces allowed between landscape islands.
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| Financial Impact: |
| None |
| Policy Impact: |
| None |
| Connection to PBB Key Community Priorities/Objectives & Regional Plan: |
Priority Based Budget Key Community Priorities and Objectives
Safe and Healthy Community: Support social services, community partners and housing opportunities.
Robust, Resilient Economy: Support and strengthen a more robust, diverse, and sustainable economy in ways that reflect community values and provides for affordable housing opportunities.
Livable Community: Actively support attainable and affordable housing through City projects and opportunities with developers.
Carbon Neutrality Plan
HA-1: Create housing options for households at all income levels and family sizes occupied by local residents.
CE-2: Increase renewable energy installations and usage in new buildings.
Regional Plan
A complete analysis of the Regional Plan goals and policies can be found in the attached Modifications Narrative. |
| Previous Council Decision on This: |
| There has been no previous Council decision on this item. |
| Options and Alternatives: |
1. The City Council may approve the adjustments of the property development standards as presented.
2. The City Council may approve the adjustments of the property development standards with conditions.
3. The City Council may approve some of the adjustments of the property development standards as presented or with conditions and may deny other modifications.
4. The City Council may deny the adjustments of the property development standards. |
| Background/History: |
Roers Company is proposing a 221-unit affordable multifamily residential project located at 2292 S Alvan Clark Blvd. (APN 112-01-156) which is currently an undeveloped 10.56-acre parcel in the Timber Sky development. The parcel is zoned High-Density Residential (HR) with the Resource Protection Overlay (RPO). The Timber Sky Annexation, Concept Rezoning, Development Agreement (DA), and Preliminary block Plat were approved by City Council on November 15, 2016. The Fourth Amendment to the Timber Sky DA was approved by City Council on June 21, 2022. The DA requires the subject parcel be restricted to the development of a minimum of 190 affordable residential rental units to serve residents with an area median income of 60% or less for a minimum of 30 years from the date they are put into service.
The project includes a clubhouse and leasing office building (Bldg A), six 3-story residential buildings (Bldgs. B, C1-4, D), one 3-story residential building over a garage (Bldg E), and three single-story garage buildings located along the eastern side of the parcel. These buildings provide (15) 1-bed 1-bath dwelling units, (113) 2-bed 2-bath dwelling units and (93) 3-bed 3-bath dwelling units. The clubhouse building will include a fitness center, clubhouse room, coffee bar, and business center/co-work space. Also included in the development is a dog park, ramada, and ample common and civic space.
As a 100% Category 1 affordable housing development, the Flagstaff Zoning Code allows the project to take five or more affordable housing incentives. The development proposes to take three incentives.
1) A reduction of required on-site parking
2) A 10% reduction in on-site landscaping
3) This request for adjustments to development standards.
The Site Plan application was conditionally approved on May 18, 2023. The proposed development requires City Council approval for the requested adjustments of the development standards of the Flagstaff Zoning Code. |
| Key Considerations: |
The applicant is requesting a modification to the following standards:
- Request to reduce the depth of required jogs in the floor plan as shown in the conditionally approved site plan.
- Request to reduce the required garage door recess depth from 18 to 12 inches.
- Request to reduce the minimum width of parking spaces from 9 feet to 8-1/2 feet.
- Request to increase the number of parking spaces allowed between landscape islands.
To approve these requests, the City Council shall find that the following criteria have been met:
- The adjustments are consistent with and conform to the goals of the General Plan and any applicable specific plans;
- The adjustments will not be detrimental to the public interest, health, safety, convenience, or welfare of the City and will add to the public good as described in the General Plan;
- The requested adjustments will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located;
- The proposed development is consistent with the character of the area; and
- The type, quality, and amenities of the development are consistent with those found in similar developments that are available to the public at market rate.
Please refer to the attached Adjustments Narrative for the applicant's analysis of the requests and findings. |
| Community Involvement: |
| Notification of this request was made by first-class mail to all property owners within 300 feet of the subject property, to all homeowners' associations that govern land within 1000 feet of the subject property, as well as all persons or groups whose names are on the registry of interested persons and groups. In addition, notification by first-class mail was made to all affordable housing advocacy agencies on file with the City of Flagstaff’s Housing Section. The applicant also installed a sign on the development site. |
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