City Council Meeting - FINAL


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  8.E.       
Meeting Date: 09/01/2020  
From: Neil Gullickson, Planning Development Manager

Information
TITLE:
Consideration and Approval of Preliminary Plat:     Request from JP325, LLC. for Juniper Point, Phase 1, a 38-unit single-family residential subdivision. The site is 105.8 acres in size, of which 17.23 acres are being developed for this subdivision.  The subdivision is located at 2000 John Wesley Powell Boulevard in the RR, Rural Residential zoning district.
STAFF RECOMMENDED ACTION:
The Planning and Zoning Commission recommends (5-1 vote) the City Council approve the preliminary plat with the conditions shown in the Executive Summary, below.
Executive Summary:
The Planning and Zoning Commission recommends approving the preliminary plat with the conditions outlined in the staff summary, and its attachments included below. The Inter-Division Staff (IDS) considered this plat on April 3, 2020, and approved the preliminary plat with conditions. It is recommended that the City Council approve the preliminary plat subject to the following conditions:

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.
Financial Impact:
If approved, 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 for the street and utility mains will be the City's responsibility.
Policy Impact:
None
Connection to PBB Key Community Priorities/Objectives & Regional Plan:
Livable Community
Support the development of attainable and accessible housing.
(RP) LU.2/LU.4/ LU.6/ LU.11-13/ LU.18/ NH.1/ NH.3-5
Achieve a well-maintained community through comprehensive and equitable code compliance.
(SP) 4.1/ 4.4/ (RP) E.1/ E&C.3/ E&C.5/ LU.18-19/ T.4/ T.8/ CD.1/ CC.4/ NH.4
Environmental Stewardship
Actively manage and protect all environmental and natural resources.
(RP) E&C.1-4/ E&C.6-10/ OS.1/ CC.1/ CC.4/ E.2/ WR.1/ WR.3/ WR.5-6/ LU.5/ LU.10/ LU.18/ T.3
Has There Been Previous Council Decision on This:
None
Options and Alternatives:
1. Approve the preliminary plat with conditions, as recommended by the Planning and Zoning Commission.
2. Approve the preliminary plat with new, modified, or no conditions.
3. Deny the preliminary 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:
The applicant, JP 326 LLC., is seeking preliminary plat approval for a 38-lot single-family residential subdivision. The property is located on the southwest portion of the city, north of 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 subject property is located within the urban growth boundary and thus has the ability to be served by City water and sewer utilities. The Regional Land Use and Transportation Land Use Plan designates the site as Existing Suburban, Suburban Future, and adjacent to Urban Activity Center #6. The Existing Suburban category provides for a residential net density range of 2 to 10 dwelling units per acre. The proposed net density equals 4.1 dwelling units per acre (subtracting streets only), which complies with the Regional Land Use Plan designation. 
 
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 (Information Summary attached) continues to be a relevant document to the approximately 320 acres previously known as Juniper Point (JP) subdivision.  The rezoning application for JP 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 this subdivision proposal is consistent with the Specific Plan and therefore allowed the preliminary plat to move forward.  Conversation with the developer-led staff to believe that the developer’s long-term plans do not seem to modify the backbone street infrastructure or the overall density discussed in the Specific Plan; but do include modifying the secondary street patterns, the type, and location of housing densities, the commercial development, and possibly the relocation of Activity Center #6.  Staff’s response to these discussions is the requirement that a Development Master Plan (DMP) for the balance of the 320-acres 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.
Key Considerations:
Planned Residential Development (PRD) is a permitted use in the RR zone. The mechanism for Planned Residential Developments is addressed in Division 10-40.60.280 (page 40.60-53) of the Zoning Code. PRDs may use a selected building type as part of an integrated site planning process in non-transect zones.  As part of every PRD, a building type must be selected along with a compatible transect zone. This development will use the Single-Family House building type and T3N.2 transect standards.  Division 10-50.110 (page 50.110-3) provides a list of building types and specifies the transect zones in which they are allowed.  The building type provides some of the development standards (e.g., lot size, open space, building size and massing) and the selected transect zone provides the setbacks, building height, and maximum lot coverage.  The T3N.2 transect zone allows the Single-Family House building type in new neighborhoods. For a PRD development, the transect zone is not adopted but is used to provide setbacks, height requirements and lot coverage.
 
The Single-Family House building type permits a minimum lot area of 5,000 square feet.  The lots within Juniper Point, Phase 1 Subdivision comply with the Single-Family House building type standards (Section 10-50.110.060) and the Building Placement and Form Standards of the T3N.2 transect zone. Applicable building type and transect standards are included on Sheet SS01 (second page) of the preliminary plat.  The developer has requested four (4) specific modifications to the transect standards. These are listed on the Typical Single-Family House (T3N.2) Setbacks located on the second sheet of the preliminary plat.   These modifications are also listed here:
 
PRD MODIFICATIONS:
1. 20’ MINIMUM BUILDING WIDTH WITHIN FRONT FACADE ZONE (NOT 50%).
2. GARAGE FAÇADE IS SETBACK 10’ FROM THE HOME, INCLUDING FRONT PORCH.  IN NO CASE CAN THE GARAGE FAÇADE BE LOCATED FORWARD OF THE HABITABLE PORTION OF THE HOME.
3. GARAGE DOOR IS 16’ WIDE AND WALLS ON EITHER SIDE OF THE GARAGE ARE 2’ WIDE FOR A TOTAL WIDTH OF 20’.
4. GROUND FINISH FLOOR LEVEL MAY BE LOWER THAN SIDEWALK GRADE AND 12” ABOVE SURROUNDING GRADE PROVIDING POSITIVE STORMWATER FLOW AWAY FROM THE HOUSE.
Community Benefits and Considerations:
Community benefits and considerations are explained in detail in the attached Planning and Zoning Commission report dated June 25, 2020.
Community Involvement:
No public hearings or pubic outreach are required by either the Zoning Code or the Subdivision Code as part of the preliminary subdivision plat review process.
Attachments
Location Map
Planning & Zoning Commission Report
Preliminary Plat
Presentation


    

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