City Council Meeting - FINAL


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  8.A.       
Meeting Date: 09/01/2020  
From: Patrick St. Clair, Planning Development Manager

Information
TITLE:
Consideration and Adoption of Ordinance No. 2020-21: Direct to Ordinance Zoning Map Amendment, by applicant Flagstaff at 4th, LLC, of approximately 13.65 acres of real property located at 1002 N Fourth Street (APN 106-08-005J) from Medium Density Residential (MR) to Highway Commercial (HC), for purposes of a horizontal mixed-use development containing commercial retail and multi-family residential uses. The development site is located in the Resource Protection Overlay (RPO).
STAFF RECOMMENDED ACTION:
The Planning & Zoning Commission recommends the City Council, in accordance with the findings presented by staff, approve the requested Direct to Ordinance Zoning Map Amendment for Flagstaff at 4th, LLC (PZ-18-00205-03) and take the following action:

1) Read Ordinance No. 2020-21 by title only for the final time.
2) City Clerk reads Ordinance No. 2020-21 by title only (if approved above).
3) Adopt Ordinance No. 2020-21.
Executive Summary:
Direct to Ordinance Zoning Map Amendment, by applicant Flagstaff at 4th, LLC, of approximately 13.65 acres of real property located at 1002 N Fourth Street (APN 106-08-005J) from Medium Density Residential (MR) to Highway Commercial (HC), for purposes of a horizontal mixed-use development containing commercial retail and multi-family residential uses. The development site is located in the Resource Protection Overlay (RPO).

The Flagstaff Planning and Zoning Commission held one public hearing on July 8, 2020, to consider the Direct to Ordinance Zoning Map Amendment. At that hearing, the Planning and Zoning Commission voted 4-1 in favor of forwarding the application to the City Council with a recommendation of approval subject to conditions.
Financial Impact:
The Direct to Ordinance Zoning Map Amendment has no financial impact.
Policy Impact:
The Direct to Ordinance Zoning Map Amendment has no policy impact.
Connection to PBB Key Community Priorities/Objectives & Regional Plan:
Council Goals:
  • Economic Development - grow and strengthen a more equitable and resilient economy.
  • Affordable Housing - Support development and increase the inventory of public and private affordable housing for renters and home-owners throughout the community.
Regional Plan:
  • A complete analysis of the Regional Plan goals and policies can be found in the attached applicant narrative and in the staff report to the Planning and Zoning Commission.
CAAP Strategies and Actions:
  • Transportation and Land use:
    • Strategy 2 - Prioritize, incentive, and promote transportation by biking, walking and transit
    • Strategy 3 - Support the use of clean, energy-efficient vehicles
  • Public Health, Services, Facilities, and Safety:
    • Strategy 4 - Improve the resiliency of public infrastructure
 Team Flagstaff Strategic Plan:
  • Strategic Priority #3 - Foster a resilient and economically prosperous city.
  • Strategic Priority #4 - Work in partnership to enhance a safe and livable community.
Has There Been Previous Council Decision on This:
There has not been prior Council decision on the Direct to Ordinance Zoning Map Amendment application.
Options and Alternatives:
The City Council may approve the application as proposed, approve the application with modified conditions, or deny the application.

Adoption of Ordinance 2020-21 will have the effect of approving the rezoning application, subject to conditions listed in the Ordinance.
Background/History:
The applicant proposes the development of a horizontal mixed-use project consisting of commercial retail and multi-family residential uses on the parcel. The commercial building is proposed as a 6,000 SF single-story structure situated in the southwest corner of the property at the intersection of N Fourth Street and Butler Avenue.

The residential component of the project consists of 224 multi-family residential units (288 bedrooms) within (4) four-story apartment buildings and a 4,756 SF club-house with pool and common area amenities. The (4) four-story residential buildings each contain (16) two-bedroom, (31) one-bedroom, and (9) studio units.
Key Considerations:
The subject property is designated as Future Suburban area type and is located within a Regional Suburban Activity Center (S18) place type on the Regional Plan’s Future Growth Illustration, Map 22. Characteristics of a Regional Suburban Activity Center include larger, mixed-use projects located at the commercial core. Within this commercial core regional to community-wide scale commercial retail, restaurants, and residential land uses are expected as part of mixed-use development. Regional-scale activity centers should provide connected pedestrian and bicycle infrastructure across the site and to public transit stops. Regional Suburban Activity Centers also anticipate a density of 14+ units per acre (the proposal provides 16 units per acre) and public civic spaces that are place-making. 

The commercial portion of the project is required to be constructed either prior to, or simultaneous with, the residential component of the development and may not at any time be separated from the existing parcel. In an effort to provide more easily convertible and physically attractive tenant spaces for lease the commercial building suites will be completed to a finish, including among other things full concrete floors, complete suite demising walls, installed HVAC units, interior and exterior lighting, electrical outlets and plumbed restrooms. The development proposes 10% of the residential units as Affordable Housing units. The project includes provisions for up to 12 on-site electric vehicle charging stations and the project proposes 190 bicycle spaces on site. Commercial finish requirements, multi-family unit mix, Affordable Housing administration, and electric vehicle and bicycle parking quantities and locations are addressed in the Project's Development Agreement.

Please note that the Ordinance includes an additional condition, condition #6, that was added to the Ordinance during the review of the Development Agreement. This condition was not included in the conditions list of the Staff Report that was reviewed by the Planning and Zoning Commission.
Community Benefits and Considerations:
The project includes 22 affordable housing units for up to 80% area median income (AMI) and will accept HUD Housing Choice Vouchers and Veterans Affairs Supportive Housing (“VASH”) Vouchers. The proposed project facilitates efficient use of the current and planned improvements to commercial and transportation corridors and will be required to pay proportional fees for a permanent traffic signal at N Fourth Street and Butler Ave. The project is required to pay proportional fees for the JW Powell Improvement District transmission water main. The project contributes to the growth and stability of a number of surrounding preexisting suburban neighborhoods and provides a missing commercial use to the Regional Suburban Activity Center.The required civic spaces provide an amenity to the development and surrounding community and takes advantage of preserved existing ponderosa pines on-site.
Community Involvement:
Public hearings before the Planning and Zoning Commission and City Council are conducted in conjunction with requests for Direct to Ordinance Zoning Map Amendments.  In accordance with State Statute, notice of the public hearing was provided by placing an ad in the Daily Sun, posting notices on the property, and mailing a notice to all property owners within 1,000-feet (exceeding the minimum of 300-feet) of the site excluding rights-of-way.The applicant was required to hold two neighborhood meetings regarding this case.
 
The first meeting was held on October 29, 2019 at 5:30 pm at the Sinagua Middle School Auditorium. The second meeting was held on December 19, 2019 at 6:00 pm at the Flagstaff Aquaplex. The results of the meetings are included with the attached Citizen Participation Report. 
 
As of this writing, five emails from the public have been received by staff regarding this proposed development. They are included as attachments to this report. The emails express concerns over the height of the proposed four-story apartments, the project’s impact on traffic in the area, and an increase in density based on the rezoning.  Comments note concern that the buildings will affect views from surrounding areas and that surrounding developments have been limited to 3-stories. Other issues raised are the availability of municipal water to support current and future developments and concern that the City already has too many apartment units in the market or under construction.
Expanded Options and Alternatives:
  • (Recommended Action): The City Council may approve the Direct to Ordinance Zoning Map Amendment Application by reading and adopting Ordinance No. 2020-21.
  • The City Council may approve the Direct to Ordinance Zoning Map Amendment Application with modified conditions.
  • The City Council may deny the Direct to Ordinance Zoning Map Amendment Application.
Attachments
Ord. 2020-21
Exhibit A to Ordinance
Exhibit B to Ordinance
Staff Report
Presentation
Application
Draft Development Agreement
Area Context Map
Legal Notice
Project Narrative and FRP 2030 Analysis
Citizen Participation Plan and Reports
Site Plan Dwgs
Emails from the Public


    

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