Consideration and Approval of Preliminary Plat: Request from Mogollon Engineering and Surveying Inc., on behalf of True Life Communities PCAZ, for the subdivision of approximately 8.06 acres into 36 single-family residential townhome lots located at 3002 S. Clubhouse Circle, within the R1, Single-Family Residential Zone. 

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.

Retain, expand, and diversify economic base.

In June of 2000, the City Council approved a rezoning request and development agreement allowing the development of Pine Canyon, which includes a mixture of condominium, estate twin houses (duplex units), estate homes, clubhouse and recreational facilities, maintenance and storage facilities, and an 18-hole private golf course with accessory facilities, located on approximately 660 acres. 

In 2006, the subject site was recorded as a final plat intended for 60 condominium dwelling units. Three buildings containing 12 dwelling units have been constructed and will remain as part of the original Mountain Vista Condominium at Pine Canyon subdivision.  The property owner intends to abandon the remaining 48 condominium units within a total of 12 buildings, and re-plat the remainder of the subdivision for the proposed townhomes.

1. Approve the Preliminary Plat, as recommended by the Planning and Zoning Commission.
2. Approve the Preliminary Plat with new 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 applicant is seeking a preliminary plat approval for a 36-unit residential townhouse subdivision within the larger Pine Canyon development.  Several development standards have changed since the property was originally subdivided for condominiums, including a new Zoning Code, new driveway ordinance, new storm water standards, new engineering standards, new landscaping standards, and new building placement standards.  The applicant does not intend to change the design of the improved subdivision but simply intends to change the ownership type in light of recent lending restrictions. 

The subject site is zoned R1, Single-Family Residential.  The proposed development of 36 dwelling units is within the density required by the Flagstaff Zoning Code (Section 10-40.30.030).  The R1 density requirement is 2-5 units per acre within the Resource Protection Overlay; the proposed density is 4.46 units per acre.  Single-family (attached) is a permitted use in the R1 zone as a Planned Residential Development (PRD).  The Townhouse Building Type permits a minimum lot area of 1, 440 square feet (18' width x 80' depth).  The lots within the White Pines Townhomes at Pine Canyon subdivision comply with the minimum lot area.  The replat townhome project complies, to the maximum extent feasible, with the Townhouse Building Type standards (including open space, size/massing) and building form and placement standards such as setbacks and height.

The infrastructure, such as utilities, roadways and private driveways, were installed several years ago as part of the previous planned condominium project.  Prior to construction, design review guidelines applicable under the previous Land Development Code were applied and approved.  the submitted preliminary plat site layout meets the guidelines that were applicable at the time of the original subdivision.  The new proposed building elevations, meet to the greatest extent feasible, the new Architectural Design Standards for buildings established in the Zoning Code.

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.  The applicant did however, contact the existing condominium owners to inform them of the changes to the remainder of their subdivision.  Only one response was received which was supportive of the re-plat to townhomes because the remaining undeveloped lots make it difficult to refinance.