City Council Meeting - FINAL

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Meeting Date: 09/07/2021  
From: Tiffany Antol, Planning Development Manager

Consideration and Approval of Preliminary Plat:  Case No. PZ-17-00175-04 Miramonte Birch & Verde, LLC requests Preliminary Plat approval for Miramonte at Birch Avenue. The subdivision consists of 24 residential condominium units, located at 304-316 E Birch Avenue. The condominium plat is on 0.53 acres in the T4N.1 (Transect) Zone.
Staff recommends the City Council, in accordance with the findings presented in this report and the Planning and Zoning Commission recommendation of approval (5-0, unanimously), approve the Preliminary Plat.
Executive Summary:
Miramonte at Birch Avenue is a residential condominium subdivision development that consists of 24 dwelling units on 0.53 acres located at 304-316 E Birch Avenue.  The project is a 3-story building in the T4 Neighborhood (T4N.1) Zone. City Staff approved the Site Plan for the development (PZ-17-00175-02) on June 7, 2019. Civil plans were approved on April 13, 2020.

In considering the advancement of the proposed Preliminary Plat, action is needed by the City Council.
Financial Impact:
No financial impacts are anticipated with this Preliminary Plat.
Policy Impact:
There are no policy impacts affiliated with this Preliminary Plat.
Connection to PBB Key Community Priorities/Objectives & Regional Plan:
Priority Based Budget Key Community Priorities and Objectives
Robust Resilient Economy - Grow and strengthen a more equitable and resilient economy.

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:
There have been no previous council decisions on this item.
Options and Alternatives:
  1. Approve the Preliminary Plat with no conditions, as recommended by the Planning and Zoning Commission.
  2. Approve the Preliminary Plat with 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
The project is a 3-story building in the T4 Neighborhood (T4N.1) Zone. City Staff approved the Site Plan for the development (PZ-17-00175-02) on June 7, 2019. Civil plans were approved on April 13, 2020. City approvals were based on conformance with all relevant City Development Standards.
The project is being developed according to the standards for the T4 Neighborhood (T4N.1) Zone, the Apartment Building Type (10-50.110.170), and the Forecourt (10-50.120.080) Private Frontage. There are 14 one-bedroom and 10 two-bedroom residential units in building.
Key Considerations:
This application is for a condominium plat, which takes a multi-unit complex, such as the subject property, and creates the potential for individually owned units. The Preliminary Plat delineates all the elements affiliated with the individual units. In this case, the units are defined as the airspace within each unit. The vertical boundaries start at the finish floor elevation (FFE) of each unit and extend to the ceiling of that unit. The horizontal boundaries start at the inside of the walls enclosing each unit. Each unit also has one or two decks associated with it, which are being platted as limited common elements.
All parking spaces on the lot – including those inside the garage and on a surface lot to the north of the building – are being platted as limited common elements.
All common areas in the building, including the spaces between walls and floor plates, the trash chute, stairwell, elevator, hallways, the drive aisle between parking spaces in the garage, the ADA space in the garage, and the mechanical rooms, etc., are common elements. All areas outside of the building and the limited common elements are part of Tract A, which is dedicated to the HOA and as a private utility and drainage easement.
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
Preliminary Subdivision Plat review process.
P&Z Commission Staff Summary
Preliminary Plat
Vicinity Map


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