Consideration and Approval of Modifications to the Property Development Standards: Request by Foundation for Senior Living to approve modifications to property development standards for an affordable housing development located at 320 N Humphreys Street.

Section 10-30.20.040.B.4 of the City of Flagstaff Zoning Code allows for a Category 1 affordable housing development that provides 100% of the dwelling units to people with a household income equal to 80% or less of the area median income to have modifications to the property development standards greater than 15% approved by the City Council.  The “property development standards” means building form, building placement, building types, encroachments and frontage types, fences and screening, landscape standards, lot requirements, open space, parking standards and required parking, private frontage types, and any other amount, area, dimension, quantity, size, or design requirement of the Zoning Code as determined by the Zoning Administrator.  Site and floor plan, streetscape improvements, landscaping and architectural elevations of the project are attached to this report in the Notification tab. 

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Priority Based Budget Key Community Priorities and Objectives
Carbon Neutrality Plan
Regional Plan

There has been no previous Council decision on this item.  A discussion was had at the November 16, 2021 City Council Meeting in preparation for this request.

1. The City Council may approve the modifications to the property development standards as presented.
2. The City Council may approve the modifications to the property development standards with conditions.
3. The City Council may approve some of the modifications to the property development standards as presented or with conditions and may deny other modifications.
4.  The City Council may deny the modifications to the property development standards.

The Foundation for Senior Living is proposing a 146 unit affordable multi-family residential project located at 320 N Humphreys Street, the site of the former Catholic Elementary School and Babbitt House.  All of the units will serve residents with an area median income of 80% or less.  The project is utilizing the T5 Main Street Open (T5-O) transect zone and the Commercial Block building type.

The project will be developed in two phases.  The first phase is San Francisco Square and will provide 70 units (60 one-bedrooms and 10 two-bedrooms) to seniors.  The development will provide 59 parking spaces for residents.  The second phase is Aspen Lofts and will provide 76 units (37 one-bedrooms, 20 two-bedrooms, and 19 three-bedrooms.  Phase two will include an internal parking garage with 55 residential spaces and 97 public spaces.

The Site Plan Application was conditionally approved on October 25, 2021.  The proposed development requires City Council approval for the requested modifications to the development standards of the Zoning Code.

The applicant is requesting the following modifications:
1. 10-40.40.090.E: Request for a maximum 9 ft distance between the exterior sidewalk and the ground floor finish level.
2. 10-40.40.090.E: Request for a maximum 79 ft distance between building entries for Phase I and 123 ft for Phase II.
3. 10-40.40.090.E: Request for a build-to-line to 6 ft.
4. 10-50-110.180.B: Request for a maximum lot width and depth for new lots 290 ft in width (east-west) and 205 ft in depth (north-south).
5. 10-50.120.50.C: Request to allow some porches that are open only to the front.
6. 10-50.120.080.C: Request to allow more than one forecourt on a block frontage.
7. 10.40.40.090.E: Request to allow for an 8 ft ground floor ceiling height.
8. 10.40.40.090.E: Request to allow ground floor units that are a minimum depth of 15 ft.
9. 10-50.110.180.E: Request to allow for porches within a Commercial Block building type.
10. 10-50.120.080.B: Request to allow for a forecourt that is 10.5 ft in width.
11. 10-40.40.090.D: Request to allow for rail fencing to meet the build-to-line.
12. 10-40.40.090.E: Request to allow for buildings wider than 100 ft to not be designed as a series of buildings no wider than 75 ft.
13. 10-50.80.050.B.1.c: Request to allow for bicycle parking within 85 ft from a primary building entrance.
14. 10-40.40-090.G: Request to allow for a 14 ft ground floor parking setback.
15. 10-50.120.070.B: Request to allow for lightwells 4 ft in width.
16. 10-40.40.090.G: Request to allow for 114 residential parking spaces.
 

To approve a request to modify the property development standards, the City Council shall find that the following criteria have been met:
1) The modifications are consistent with and conform to the goals of the General Plan and any applicable specific plans;
2) The modifications will not be detrimental to the public interest, health, safety, convenience, or welfare of the City and will add to the public good as described in the General Plan;
3) The requested modifications will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located;
4) The proposed development is consistent with the character of the area; and
5) The type, quality, and amenities of the development are consistent with those found in similar developments that are available to the public at market rate.

To approve a request to modify the motor vehicle parking requirements, the City Council shall also find that adequate transit service is available to the development site.  Adequate transit service from a development site to a permanent transit stop is less than or equal to 1,320 feet measured following a continuously improved sidewalk and/or public paved trail.

Please refer to the attached Modifications Narrative which contains the applicant's analysis of the requests and the findings.

Notification of this request was made by first-class mail to all property owners within 300 feet of the subject property, and to all homeowners’ associations (HOAs) that govern land within 1,000 feet of the subject property, as well as all persons or groups whose names are on the registry of persons and groups described in Section 10-20.30.080.C who are interested in receiving such notice, of the purpose of the request, and the time, date, and place of the City Council meeting.  In addition, notification by first-class mail was made to all affordable housing advocacy agencies on file with the City of Flagstaff’s Housing Section.  The applicant also installed a sign on the development site.