Public Hearing and Possible Action:  Consideration of Ordinance No. 2012-17 to amend the official  zoning map for a site of approximately 9.02 acres at 2400 North Gemini Drive from Rural Residential (RR to Research & Development (R&D)  (conditional).

A zoning map amendment application requires that the City Council hold a public hearing, review the application and approve, approve with conditions or deny the application.

There are not direct costs associated with the City for the proposed map amendment.  The Council at its November 6, 2012 meeting approved the acceptance of a U.S. Department of Commerce Economic Development Administration EDA grant that is intended to finance in part the construction of  Phase 1, of Innovation Mesa. This map amendment is for the entire Innovation Mesa site.

A sustainable community through economic vitality, environmental protection and social inclusion.  Diversity of arts, culture and educational opportunities. Maintain and deliver quality, reliable infrastructure.

City Council approved an EDA grant for $4,000,000. on November 6, 2012.

1. Approve the Map Amendment subject to the Planning and Zoning Commission's recommendation including their one condition: "Development of the Science and Technology Park (Innovation Mesa) is in substantial conformance to the submitted conceptual plan(s) as presented with this request." The Commission staff report is attached to this staff summary.
2. Approve the Map Amendment without the condition, or modify the condition.
3. Deny the Map Amendment; this will require the abandonment of the project or an alternate submission.

As noted above, the current zoning for this site is RR, which will not support the research and development land use proposed by the application.  The application proposes to change the zoning classification to R&D, which is the appropriate classification for this land use.
 
This amendment is the first to be processed since the adoption of the new zoning code in November, 2011.  The code identifies three tiers or classifications of map amendment applications.  Because the subject application did not meet the thresholds for a Large-Scale Map amendment, staff has reviewed the application using the Medium-Scale Map amendment process.
 
The property, owned by the City of Flagstaff, is located on the southwest corner of the intersection of Gemini Drive and Forest Avenue, adjacent to, and south of, the USGS campus and the existing NACET building.  The bulk of the area to be rezoned was used by Flagstaff Medical Center as a temporary parking lot and was finished with pavement milling, which remains in place.
 
At the meeting of April 22, 2009, the Commission reviewed a different conceptual plan and application to rezone the property for a proposed Science and Technology Center to be constructed by a private party.  The Commission recommended unanimously the denial of that application based on a lack of information and compliance with the USGS Master Plan.  That application was withdrawn by the applicant and was not reviewed by the Council.
 
The current proposal includes three buildings, parking, landscaping, support infrastructure and other site amenities.  Phase 1 includes a 25,000 square feet single-story building and a conference/Emergency Operations Center (EOC).  Construction is to be financed via federal and state grants, with construction oversight to be managed by the City of Flagstaff’s Capital Improvements Program staff.  A conceptual site plan for the entire nine acres is included for the Council's review. 

As noted above, the site is 9.02 acres and the proposed Innovation Mesa includes three buildings each 25,000 square-feet in size; buildings one and two are single story, building three includes a two-story section.  The buildings and developed space have been laid out to preserve the on-site forest resources and to provide a logical connection to the existing NACET Business Incubator and the USGS campus.  Parking is provided in several dispersed parking lots; pedestrian connections are provided between the buildings, the existing campus, and the public street system.  Two of the buildings front on to the public streets but are set back far enough to allow room for adequate landscape screening.  Open areas are located throughout Innovation Mesa and are intended to provide for landscaping, LID (stormwater), and to provide public demonstration area for products being developed on the campus.  The site complies with the “campus” setting identified in the USGS Master Plan and the proposed zoning classification.  A nineteen-hundred and seventy-one square foot conference center/Emergency Operations Center is proposed to be located between the Phase 1 building and Gemini Drive and will provide visual interest to the site.  Staff feels that the Innovation Mesa site design complements the intended use, the Business Incubator, and the USGS campus.
 
For the Council's review, staff has attached a copy of the Staff Summary Report provided to Planning Commission.  The report (dated November 14, 2012) addresses all substantive issues relating to this Public Hearing.

The site is designated Office/Business Park/Light Industrial in the Flagstaff Area Regional Land Use and Transportation Plan.  The primary objective of this land use category is to provide locations for a variety of workplaces, including light industrial, research and development activities, offices and institutions.  Development of the site typically reflects an attractively landscaped, campus-like setting with activities carried out entirely within enclosed buildings.  The category is intended to encourage the development of offices and planned business parks; to promote excellence in the design and planning of buildings, outdoor spaces, and transportation facilities.  It also continues the vitality and quality of life in adjacent residential neighborhoods.  Sites designed to fit the category should have good access to existing or planned transportation facilities and compatibility with adjacent uses.  Staff believes that the proposed Science and Technology Park (Innovation Mesa) development embraces the goals and policies of the Regional Plan.
 
In addition to meeting zoning code requirements, and the Regional Plan designation and the text, the project has been designed to enhance the USGS Master Plan.  The master plan includes site design guidelines addressing development patterns, open space, pedestrian circulation, vehicular circulation, stormwater and utility systems, landscaping, signage, lighting and other site amenities. 

Innovation Mesa is intended to provide "soft landing" space for Tier 2 companies and graduates
exiting NACET’s incubation program, and allow new companies wishing to enter the program to have
space in Phase 1. This project is intended to create over 300 jobs and $20 million in private investment
within the first three years of operation. The addition of wet and dry laboratories in this next phase is
critical to expand and grow existing companies in the region as there is no local known existing lab space available for relocation. This project will allow our community to retain local businesses that may have
otherwise left the region to seek these types of services and facilities.
Specifically, this project will benefit four groups:
1) High technology and bioscience startups will result from technology transfer and commercialization
of research conducted by NAU faculty and students;
2) Local entrepreneurs will become more competitive in the global market through the technical and
business advice from the Incubator and their Statewide Mentors Group;
3) Existing firms and new firms will locate facilities in Northern Arizona to take advantage of the
Innovation Mesa’s facilities and to be near growing industry clusters and;
4) Native American culturally specific businesses will be encouraged to expand their service areas
through guidance from and access to business leaders serving on NACET's Advisory Committee.

Division 10-30.60 of the Zoning Code requires that a neighborhood meeting be held prior to the public hearing and that a Record of Proceedings be included with the map amendment application. Such a meeting was held on August 30, 2012. Three citizens attended the meeting.

The Planning and Zoning Commission conducted a public hearing to consider the request for the map amendment at it's regular meeting of November 14, 2012. At the conclusion of the meeting, the Commission voted unanimously (7-0) to recommend approval of the map amendment request with one condition.