Consideration and Approval of Final Plat:  Request from Miramonte Arizona, LLC, for the subdivision of approximately 0.28 acres into four single-family residential lots located at 623 W Santa Fe Avenue, within the Single-family Residential Neighborhood (R1N) Zone. (Final Plat of Walnut Cottages by Miramonte)

Review and requested approval of a 4-lot subdivision that will enable the construction of four two-story, cottage style, detached homes within the City.

No financial liabilities are anticipated by the approval of this final plat.

The approval of this final plat does not have an impact on City policy.

COUNCIL GOALS:
#3: Provide sustainable and equitable public facilities, services, and infrastructure systems in an efficient and effective manner to serve all population areas and demographics
REGIONAL PLAN:
Goal NH.1. Foster and maintain healthy and diverse urban, suburban, and rural neighborhoods in the Flagstaff region.
Goal NH.3. Make available a variety of housing types at different price points, to provide housing opportunity for all economic sectors.

No.

1. Approve the final plat as recommended.
2. Approve the final plat with added conditions.
3. Deny the final plat based on non-compliance with the Zoning Code, the Subdivision Code and/or the Engineering Design Standards and Specifications for New Infrastructure.

The first plat of the Town Site of Flagstaff was recorded in 1890.  This plat subdivided the subject property into four lots. In 1963, Lots 2, 3, 4 and 5 were combined into one lot.  In 2003, Parcel 100-29-002A (original lots 4 and 5) and Parcel 100-29-002B (original lots 2 and 3) were created through a lot split, as seen today.  The current proposal reconfigures the original four lots into four parcels ranging in size from 2,525 square feet to 4,630 square feet.

A Planned Residential Development (PRD) is a permitted use in the R1N zone, subject to meeting the development standards of a selected Building Type as described in Flagstaff Zoning Code (FZC), Division 10-50.110, page 50.110-1. The Single-family Cottage is a permitted building type in the R1N zone (Table 10-40.60.280.A: Planned Residential Development Building Type Options, page 40.60-55).  The applicant calibrated a unique building type (FZC 10-40.60.280.B.2, page 40.60-54, Building Types Not Specifically Listed) after conducting a study of the surrounding neighborhood setbacks, parking location, and building types and is proposing a unique "Walnut Street Building Type" for the PRD.  The R1N zone also permits a duplex building type. However, given that the neighborhood consists mostly of small single-family dwellings, the developer is trying to provide additional single-family ownership which further implements the goals of the Regional Plan.

On May 16, 2016, the Inter-Division Staff (IDS) accepted a third submittal of a Concept Plan which allowed the applicant to proceed to Concept Plat submittal.  This is a Modified Subdivision Process (Division 11-20.90, page 20.90-1) which applies where a maximum of four lots are proposed.  Planning Commission and City Council review of a preliminary plat may be waived at the request of the subdivider when the proposed subdivision contains four or fewer lots. Final plat approval is by City Council.

On July 7, 2016 an administrative request for a Minor Modification to Development Standards was approved by staff to reduce the rear setback on Lots 3 and 4 from 15-feet to 13-feet.  On November 15, 2016, Civil Engineering Plans were approved.  On January 3, 2017, IDS approved the Final Plat submittal.

Approval and development of the final plat will allow the construction of four single-family detached houses that have been calibrated to fit into the neighborhood.

Inform.  The subject property's existing zoning allows for the proposed subdivision. No public hearing or public outreach is required as part of the City Council's review of the final plat.