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Meeting Date: 06/15/2021  
From: Genevieve Pearthree, Planning Development Manager

Consideration and Approval of Final Plat:  Request from JP 325 LLC. for Parcel 1 at Juniper Point Final Plat (PZ-19-00122-03), a 38-unit single-family residential subdivision located at 2000 W. JW Powell Blvd. in the R1 (Single Family Residential) and RR (Rural Residential) zones.
Approve the final plat and authorize the Mayor to sign the plat and City Subdivider Agreement when notified by staff that the documents are ready for recording.
Executive Summary:
Parcel 1 at Juniper Point Final Plat is a 38-unit single-family residential subdivision located at 2000 W. JW Powell Blvd. in the R1 (Single Family Residential) and RR (Rural Residential) zones. The site is 105.08 acres in size, of which 16.85 acres are being developed for this subdivision. The site has a Resource Protection Overlay and is currently vacant.
Financial Impact:
The subdivision will include the dedication of approximately 1,200 linear feet of new residential street, including curb, gutter, parkway, sidewalk, and associated water and sewer utility mains.  The initial cost of construction will be the developer's responsibility. The maintenance of the streets and utility mains will be the City's responsibility.
Policy Impact:
There are no policy impacts affiliated with this final 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.

Flagstaff 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:
On July 22, 2020, the Planning and Zoning Commission voted 5-1 in favor of forwarding the Parcel 1 at Juniper Point Preliminary Plat to the City Council with a recommendation for approval with the 6 conditions listed below. The City Council approved the preliminary plat on September 1, 2020, with the same 6 conditions, listed below:
  1. With the civil engineering plans submittal, provide details of the Walking/Hiking Trail across Tract A and across Tract E to the Bow and Arrow FUTS. This trail should: 1) follow existing terrain; and 2) where slopes become too steep, rocks and boulders shall be used to create steps. Please provide a detail for each condition.
  2. The typical T3N.2 Single-Family (4-sheets) lot detail that is shown on the preliminary plat (Sheet SS01) must be placed on the final plat as well as the special notes related to “PRD Modifications as allowed per Section 10-40.60-208.B.2.”
  3. A Development Master Plan shall be submitted and reviewed by the Planning and Zoning Commission as per Section 11-20.80 prior to the next subdivision proposal for the area known as Juniper Point.
  4. The area between the easterly subdivision boundary and lots 27-38 be assigned a tract number on the final plat.
  5. The forest and slope resource disturbance area calculations for the sewer line and drainage easements be identified on the final plat and be accountable to Tract E development.
  6. The slope and forest resources removed or encroached upon with the construction of the Extended Detention Basin be identified on the final plat and credited toward the development of APN 104-14-003C.
Conditions 1, 2, 4, 5, and 6 have been addressed with the final plat and/or the civil plans (currently under review). To meet Condition 3, the applicant will submit a Development Master Plan prior to the next subdivision proposal.
Options and Alternatives:
1. Approve the final plat with no conditions.
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, JP 325 LLC., is seeking final plat approval for a 38-lot single-family residential subdivision on approximately 105 acres. The property is located in the southwest portion of the city, north of the Pine Canyon residential subdivision and south of Interstate 40, and approximately one-half mile southeast of the Coconino Community College Lone Tree Road campus. The site has a Resource Protection Overlay and is currently vacant.

The subdivision will be developed using the Planned Residential Development (PRD) mechanism, which requires the applicant to select compatible transect zone, building type, and private frontage type standards to guide building form and placement. This plat will be developed under the T3N.2 Transect Zone, Single Family House Building Type (with slight modifications), and Porch Frontage Type standards. See page 5 of the final plat for more information.
Key Considerations:
Staff approved the Parcel 1 at Juniper Point Final Plat on May 24, 2021, 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.

Planned Residential Development (PRD) is a permitted use in the R1 and RR zones. The applicant has provided a typical lot cross-section to confirm that all lots will meet the PRD building form and setbacks requirements (see attached).

The proposed number of units is within the allowed density range for the R1 and RR zones. However, the developer has decided to concentrate some of the total allowed density of the entire 105.08-acre site in the 16.85-acre subdivision being created with this plat. A total of 130 units on the site and 38 units are being created with this plat. Ninety-two (92) additional units are allowed under the current zoning.

It should be noted that in 2006, Resolution No. 2006-80, Juniper Point Specific Plan, was approved by the City Council.  The Juniper Point Specific Plan continues to be a relevant document to the approximately 320 acres previously known as Juniper Point (JP) subdivision (the 105.08 acres included in this final plat are part of the larger 320-acre Juniper Point site).  The rezoning application for Juniper Point was never brought to the public hearing as the developer and the City were not able to agree on the cost responsibilities for offsite infrastructure.  Staff has reviewed the Specific Plan and believes that Parcel 1 at Juniper Point Final Plat is consistent with the Specific Plan and therefore allowed the plat to move forward. However, staff has determined that a Development Master Plan (DMP) for the balance of the 320-acres must be provided prior to the next development proposal.  The DMP will help determine if revisions to the Specific Plan and the General Plan (Flagstaff Regional Plan 2030) are warranted.
Community Benefits and Considerations:
The community benefits that this project brings are encapsulated in the Regional Plan goals that it meets, such as promoting economic development, providing additional housing, and integrating open space characteristics into development.
Community Involvement:
Inform. No public hearings or public outreach are required by either the Zoning Code or the Subdivision Code as part of the Subdivision Plat review process.
Vicinity Map
City/Subdivider Agreement
Utility Company Responses
Typical Lot Cross-Section
Final Plat


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