Consideration and Approval of a Preliminary Plat: Request from Vintage Partners, LLC, on behalf of Sinclair Oil Corp. / Sun Valley Company, for the subdivision of approximately 95.5 acres into 12 parcels located at 1201 N Country Club Drive, within the Highway Commercial (HC), High Density Residential (HR), and Rural Residential (RR) zones. (Subdivision of approximately 95.5 acres into 12 parcels located at 1201 N. Country Club Drive)

The City Council will find, based on the recommendation from the Planning and Zoning Commission, that the proposed Preliminary Plat meets the requirements of the Zoning Code (City Code Title 10), the Subdivision Code (City Code Title 11), and the Engineering Design Standards and Specifications for New Infrastructure (City Code Title 13).

No financial liabilities are anticipated by the approval of this Preliminary Plat.

Repair Replace maintain infrastructure (streets & utilities)
Retain, expand, and diversify economic base

No previous Council decision has been made related to this proposed development or the subject property.

1. Approve the Preliminary Plat, with the following conditions, as recommended by the Planning and Zoning Commission:
   1. Prior to Final Plat submittal for Unit 1, a Concept Master Plan shall be submitted, reviewed, and accepted.  In addition to any submittal items identified on the established Concept Plan checklist, the Concept Master Plan shall identify solutions for building placement, water and sewer infrastructure, circulation and parking, and drainage.
   2. Prior to Civil Plan Review submittal, the following shall be submitted for review and approval: a revised grading plan reflecting the most recent changes to the Soliere Avenue cross section; revised earthwork calculations indicating that the necessary compensatory volume is maintained; and, revised earthwork calculations modeling inputs/outputs.
   3. Any subsequent final platting of units within the boundaries of the Preliminary Plat must stand alone in regards to transportation, sewer, water, stormwater, and franchise utilities.
2. Approve the Preliminary Plat with no condition, modified conditions, or additional 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.

Vintage Partners, LLC (the “Developer”) is currently under contract with Sinclair Oil Corp. / Sun Valley Company to purchase 95.5 acres located south and east of the intersection of Interstate 40 and Country Club Drive (the “subject property”). The proposed plat subdivides the subject property into two units. Unit 1, containing Parcels 3 and 7 through 12, is generally located at the southeast corner of Country Club Drive and Interstate 40 to the east and south of the existing Mobile gas station. Unit 2, containing Parcels 1, 2, and 4 through 6, is generally located west of the intersection of Country Club Drive and Soliere Avenue. It is the anticipation of the Developer to develop all of Unit 1 and, Parcels 1and 2 with approximately 250,000 square feet of commercial space including a retail anchor, a potential 100-room hotel, and other retail tenants such as restaurants, fueling, bank, fast food drive through, and service uses. This concentration of commercial uses is partially achieved through the realignment of Soliere Avenue to the south creating a larger more developable pad (Parcel 1) between Soliere Avenue and Interstate 40/Country Club Drive. Additional information regarding this realignment can be found under the Traffic section of this report and in the proposed Preliminary Plat Narrative, a copy of which is attached to this report. Further, the Developer intends to develop Parcel 4 as a residential use. At this time, the specifics of that use have not been determined but, for the purposes of impact analysis preparation, the proposed dwelling unit count is 30. Parcel 5 contains the Rio de Flag and Parcel 6 is almost entirely consumed by slope, forest, and floodplain resources. It is the intention of the Developer to dedicate Parcel 5 to the city for use as open space, floodplain/drainage, and public utilities. Parcel 6 will be incorporated into the development of Parcel 4 to take advantage of those resource calculations.

The zoning for the subject property is identified on City of Flagstaff Zoning Maps 10 and 11, a copy of which is included in the attached Planning and Zoning Commission staff report. The majority of the subject property is currently zoned Highway Commercial (HC), which allows all of the proposed nonresidential uses. A strip of High Density Residential (HR) zoning exists along the southern edge of the subject property within Parcel 4. When Parcel 4 is developed, a Zoning Map Amendment will be processed to change the existing HC and HR zoning to something more appropriate for the traditional residential development. This amendment will include Parcel 6.

The subject property is currently bordered by residential uses to the south and west, by Interstate 40 to the north, and by a mix of commercial and residential uses to the east. To provide an appropriate buffer between existing residential uses and proposed commercial uses, commercial uses will be concentrated near the Interstate 40/Country Club Drive and Soliere Avenue/Country Club Drive intersections. Where commercial uses are adjacent to residential uses, adequate buffering in accordance with the Zoning Code will be ensured during site plan review.

The existing zoning of the subject property allows for the proposed subdivision.  No public hearings or public outreach are required as part of the subdivision plat review.