City Council Meeting - FINAL

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Meeting Date: 09/07/2021  
Co-Submitter: Patrick St. Clair
From: Genevieve Pearthree, Planning Development Manager

Consideration and Approval of Final Plat PZ-17-00227-11 : Ponderosa Parkway LLC, requests Final Plat approval for Ponderosa Parkway Condominiums Unit 3—a 65-unit residential condominium subdivision at 1640 E. Ponderosa Parkway on 11.97 acres in the High Density Residential (HR) Zone.
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:
This is a request for Final Plat approval for a 65-unit residential condominium subdivision known as Ponderosa Parkway Condominiums Unit 3. The site is in the High Density Residential (HR) Zone and has a Resource Protection Overlay (RPO). Unit 3 consists of 65 residential units distributed across five buildings. It is the third phase of a larger three-phase condominium subdivision—Ponderosa Parkway Condominiums—consisting of 169 residential total units distributed across 13 three-story buildings (13 units per building). The overall project is providing a total of 16 attainable housing units per the Development Agreement.
Financial Impact:
No financial liabilities are anticipated by the approval of 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.

Flagstaff Regional Plan 
  • Goal ED.8 Promote the continued physical and economic viability of the region’s commercial districts by focusing investment on existing and new activity centers.
  • Policy E.1.4 Promote cost-effective, energy-efficient technologies and design in all new buildings for residential construction.  
  • Policy LU.2.2. Design new development to coordinate with existing and future development, in an effort to preserve viewsheds, strengthen connectivity, and establish compatible and mutually supportive land uses.
  • 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.
  • Policy LU.5.3. Promote compact development appropriate to and within the context of each area type: urban, suburban, and rural.
  • Policy LU.10.5. Consider vacant and underutilized parcels within the City’s existing urban neighborhoods as excellent locations for contextual redevelopment that adds housing, shopping, employment, entertainment, and recreational options for nearby residents and transit patrons.
  • LU.18.4. Encourage developers to provide activity centers and corridors with housing of various types and price points, especially attached and multifamily housing.
  • Policy OS.1.5 Integrate open space qualities into the built environment.
  • Policy WR.4.3. Development requiring public utility services will be located within the Urban Growth Boundary
  • Policy WR.5.1 Preserve and restore existing natural watercourse corridors, including the 100-year floodplain, escarpments, wildlife corridors, natural vegetation, and other natural features using methods that result in a clear legal obligation to preserve corridors in perpetuity, where feasible.
Has There Been Previous Council Decision on This:
  • The City Council approved a Large-Scale Zoning Map Amendment on September 3, 2019, (Ordinance No. 2019-27) to change the zoning designation from RR (Rural Residential) to HR (High Density Residential).
  • The City Council approved Ordinance No. 2019-29 on September 3, 2019, to formally accept all easements on the site received in 2010, and to include maintenance, access, exclusivity, and overall purpose of the easements.
  • The City Council approved the Ponderosa Parkway Condominiums Preliminary Plat on July 7, 2020 (on June 10, 2020), the Planning and Zoning Commission voted 5-0 in favor of forwarding the Preliminary Plat to the City Council with a recommendation of approval).
  • The City Council approved the Ponderosa Parkway Condominiums Unit 1 Final Plat on November 3, 2020.
  • The City Council approved the Ponderosa Parkway Condominiums Unit 2 Final Plat on April 20, 2021.
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.
On May 28, 2019, the Inter-Division Staff approved a Site Plan for 169 new residential units distributed across 13 three-story buildings pending a successful Zoning Map Amendment from RR (Rural Residential) to HR (High Density Residential), which the City Council approved on September 3, 2019. Staff approved Civil Engineering Plans in June 2020; the applicant also has approved permits for on-site grading and retaining walls, and public improvements. Building permits have been issued for buildings 1 and 2 (Unit 1 Plat), and 3 and 4 (Unit 2 Plat).

The City Council approved the Preliminary Plat for the entire development—Ponderosa Parkway Condominiums—on July 7, 2020. However, the applicant has opted to phase the development. The City Council approved the Ponderosa Parkway Condominiums Unit 1 Final Plat on November 3, 2020, and the Ponderosa Parkway Condominiums Unit 2 Final Plat on April 20, 2021.

The focus of this Final Plat request is the third of three phases: Ponderosa Parkway Condominiums Unit 3, which consists of 65 residential units in five three-story buildings (13 units per building). Staff approved this Final Plat on August 6, 2021.
The residential units range from studio to three-bedroom units and are approximately 500 to 1,300 square feet. The applicant has elected to construct the buildings to meet the Residential Sustainability Building Standards in Section 10-30.70.040 of the City of Flagstaff Zoning Code. This type of construction provided the applicant with up to a 25% density bonus (the HR Zone density range is 10-22 units per acre, but the maximum is 13 units per acre in a Suburban Activity Center designated in the Flagstaff Regional Plan). Thus, the applicant would be allowed to increase density from 156 to 195 units; the applicant elected to build 169 units total.
The applicant has also committed to providing 16 “Attainable Housing Units” across the entire 169-unit development.  These units will be disbursed throughout the development to the greatest extent feasible (with no exterior difference between the attainable and market-rate units).  The units will be sold at or below 100% of the Area Median Income (“AMI”) affordability level.
The project will make several improvements on the site and in the adjacent right of way in response to requirements identified by public systems analyses conducted at Site Plan. They include a new right-turn lane in the middle of the three driveways that will provide access to the site off Ponderosa Parkway, four (4) LID (Low Impact Development) basins to capture and meter out stormwater, and new 12-inch water and sewer lines along Ponderosa Parkway.
Key Considerations:
Staff approval of the Site Plan in 2019 and the Civil Engineering Plans in 2020 signifies the project complies with Title 10: Zoning Code and Title 13: Engineering Design Standards and Specifications for New Infrastructure. Thus, the developer was permitted to apply for additional grading permits, which have since been approved. Building permits have been issued for buildings 1 and 2 (Unit 1 Plat), and 3 and 4 (Unit 2 Plat).

However, the applicant has opted to create a condominium plat to separate ownership of each unit from ownership of the land beneath. In this case, ownership is of the airspace within each unit and the limited common elements (porches, decks) associated with each unit. Shared areas inside each building and the spaces between the floor plates and walls are considered “common elements.” Tract E” contains all areas outside the buildings and the limited common elements. It is dedicated as a common element to the owner association and as a public utility easement for service to the condominiums. It includes tree and slope resources, amenities, private access easements, and drainage and detention basins. Staff approval of the Final Plat on August 6, 2021, signifies the project complies with Title 11, General Plans and Subdivisions.
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 a diversity of house types at a variety of price points, 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 Preliminary Subdivision Plat review process.
Vicinity Map
City Subdivider Agreement
Final Plat
Final Plat Application


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