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| Information |
| TITLE: |
| Consideration and approval of Preliminary Plat: A request by Presidio Tract M, LLC for approval of the Preliminary Plat for Miramonte at Presidio in the Pines VI Condominiums (City of Flagstaff project number PZ-19-00204-05), a 39-unit multi-family residential condominium subdivision. The 2.77-acre site is located at 2950 W. Presidio Dr. in the Highway Commercial (HC) zone with a Resource Protection Overlay (RPO). The site will develop as a Planned Residential Development (PRD) under the T4N.2 (Transect) Zone standards. |
| STAFF RECOMMENDED ACTION: |
Approve the Preliminary Plat in accordance with the findings presented in this report and the Planning and Zoning Commission recommendation of approval (5-0 vote on February 8, 2023).
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| Executive Summary: |
| The Preliminary Plat for Miramonte at Presidio in the Pines VI Condominiums consists of 39 residential units across three buildings on 2.77 acres in the HC zone at 2950 W. Presidio Dr. |
| Financial Impact: |
| No financial impacts are anticipated with this Preliminary Plat. |
| Policy Impact: |
| There are no policy impacts anticipated with this Preliminary 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.
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| Has There Been Previous Council Decision on This: |
- In May 2004, City Council approved a rezoning request (Ordinance No. 2004-05) to enable the development of the larger 91-acre Presidio in the Pines master-planned community, of which Tract M (where this development is located) is a small part. City Council also approved the associated Development Agreement, which was recorded on September 20, 2004.
- 2007, 2008, and 2012: City Council approved three subsequent amendments to the Development Agreement.
- On December 1, 2020, City Council approved a fourth amendment to the Development Agreement to: 1) permit Tract M of the Presidio in the Pines subdivision to be developed as a multifamily residential development according to an approved Site Plan, 2) require the formation of a homeowners’ association and condo declarations stipulating a minimum lease length of 30 days, and 3) provide "Attainable Housing" (a minimum of 10% of the total units to be sold at or below 100% of the Area Median Income "AMI").
- On September 28, 2021, City Council granted a Conditional Use Permit for this site to allow a Planned Residential Development consisting of 39 multi-family residential units.
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| Options and Alternatives: |
- Approve the Preliminary Plat with no conditions, as recommended by staff and the Planning and Zoning Commission.
- Approve the Preliminary Plat with conditions.
- Deny the Preliminary Plat based on non-compliance with the Zoning Code, the Subdivision Code, and/or the Engineering Standards and Specifications for New Infrastructure.
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| Background/History: |
Development History
This plat is located on Tract M of the Presidio in the Pines subdivision plat. The 2.77-acre site has HC zoning and an RPO. This development proposes 39 multifamily residential units distributed among three 3-story buildings (13 units per building). The site also contains the required surface parking, landscaping, lighting, and infrastructure (stormwater, water, sewer, etc.). City Staff approved the Site Plan for this development on September 25, 2020. Civil Engineering Plans were approved on March 27, 2021, and Building Plans are currently under review. City staff administratively approved this Preliminary Plat on January 19, 2023.
Multifamily residential development is an allowed use in the HC zone as a Planned Residential Development (PRD), subject to the issuance of a Conditional Use Permit (CUP). The Flagstaff City Council granted the CUP on September 28, 2021. PRDs require developments to be constructed under transect zone stands, in addition to picking a specific building type and private frontage type. This project will develop under the T4N.2 standards and is using an Apartment Building Type and Forecourt Private Frontage Type. The three buildings total 19,650 square feet, and residential units will range from 514 – 1,064 square feet. The permitted density range is 10-22 units per acre for properties in the HC Zone with a RPO. That allows 28 to 61 units on this site; the development has 39 units. The lot coverage is 12.6% (the maximum is 80% per the T4N.2 standards).
On December 1, 2020, City Council approved a fourth amendment to Presidio in the Pines Development Agreement to allow Tract M to be developed as a multifamily residential development (the Development Agreement had previously required Tract M to be a church site or other indoor neighborhood use). The Amendment also requires the formation of a homeowners’ association and condo declarations stipulating a minimum lease length of thirty (30) days, and that the developer provide "Attainable Housing” (at least 10% of the units must be sold at or below 100% of the Area Median Income ["AMI"]).
Type of Plat
The purpose of this preliminary condominium plat application is to allow multifamily residential units to be sold individually. The plat delineates all the elements affiliated with the individual units. In this case, the units are defined as the airspace within each unit. The vertical boundaries start at the finish floor elevation (FFE) of each unit and extend to the ceiling of that unit. The horizontal boundaries start at the inside of the walls enclosing each unit. Most of the units have one or two porches or decks; these elements are being platted as limited common elements associated with each unit. All common areas in the building, including the breezeway/entryway, the spaces between walls and floor plates, the mechanical elements, and the fire riser rooms, etc. are common elements. Tract A, which includes all areas outside of the buildings and the limited common elements (such as landscaping, parking, open space, drainage, etc.), will be dedicated to the homeowner’s association. |
| Key Considerations: |
The City Council shall find the Preliminary Plat meets the findings for approval, which is compliance with the following City Code sections:
- City Code Title 10, Flagstaff Zoning Code
- City Code Division 11-20, Subdivision and Land Split Regulations
- City Code Title 13, Engineering Design Standards and Specifications
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| Community Benefits and Considerations: |
| The Preliminary Plat facilitates the addition of 39 new for-sale housing units to the City of Flagstaff. The new housing will be a mix of one-, two-, and three-bedroom multifamily residential units. |
| Community Involvement: |
| Inform. No public hearings or public outreach are required by either the Zoning Code or the Subdivision Code as part of a Preliminary Plat subdivision review process. |
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