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

TITLE:
Consideration and Approval of Final Plat
TLC PC Land Investors LLC requests final plat approval for The Estates at Pine Canyon Pine Run located at 2080 E. Del Rae Dr., a single-family home subdivision on 17.5 acres in the R1 (Single Family Residential) Zone.
STAFF RECOMMENDED ACTION:
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:
TLC PC Golf requests final plat approval for The Estates at Pine Canyon Pine Run 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 final plat.
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.

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 City Council approved the Pine Canyon development through a rezoning (Ordinance No. 2000-11) and development agreement in June 2000.  

A revised development agreement was approved in January 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 nighttime, and extended the developers’ transportation improvement contribution.    In May 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."
 
The 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, and Club Cabin Condominiums.

The City Council approved the Preliminary Plat for this subdivision (previously called The Estates at Pine Canyon Pine Bluff) on December 1, 2020. 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.
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.
Background/History:
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 final plat approval for a 26-lot single-family residential subdivision within the larger Pine Canyon development. The subdivision is one of the last 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 Woodland Hills Drive (a private drive) and is to be used for ingress/egress, landscaping, and 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 private roadway (Woodland Hills Drive) as is the adopted standard in Pine Canyon, 8" water and sewer lines, LID (Low Impact Development) basins, and a golf cart path.
Key Considerations:
Staff approved the final plat on May 27, 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.

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 plat designates 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 3 of the final 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 Subdivision Plat review process.
Attachments
Application
Final Plat
City/Subdivider Agreement
Utility Notices and Responses
Vicinity Map


    

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