Consideration and Approval of Final Plat request from Mogollon Engineering and Surveying, Inc., on behalf of Miramonte Presidio LLC, for the subdivision of Tract A of the Presidio in the Pines master planned development consisting of 42 single-family residential townhome lots on 4.8 acres within the Highway Commercial (HC) zone.

Review and requested approval of a final plat for a 42-lot single-family residential townhouse subdivision the will increase the number of developable townhouse lots within the city and further the build-out of Presidio in the Pines.  Please see the attached vicinity map and the cover sheet of the Final Plat for project location.

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Council Goal
None.

Regional Plan
Goal NH.3 - Make available a variety of housing types at different price points, to provide housing opportunity for all economic sectors.

Team Flagstaff Strategic Plan
Strategic Priority 3 - Foster a resilient and economically prosperous city.

A preliminary plat for the subdivision of Tract A was approved by City Council on February 7, 2017.

1. Approve the final plat as recommended by staff.
2. Approve the final plat subject to conditions to ensure conformance with the approved preliminary plat.
3. Deny the final plat based on non-conformance with the approved preliminary plat.

The applicant, Mogollon Engineering and Surveying, Inc.,  is requesting final plat approval to subdivide Tract A of the Presidio in the Pines master planned development into 42 single-family residential townhome lots on approximately 4.8 acres located at 2884 W Presidio Drive within the Highway Commercial (HC) zone.

In accordance with the Development Master Plan (DMP), Tract A was intended to be developed as a 232-unit multi-family residential condominium complex with an overall building height of 4- and 5-stories (60-feet) and limited commercial along the ground floor.  Residential development is permitted within the Highway Commercial (HC) zoning district either as a mixed-use project, as originally proposed in the DMP, or as a Planned Residential Development with the issuance of a Conditional Use Permit (CUP) by the Planning Commission.  The Planned Residential Development option allows the property owner to propose a wide range of residential development in accordance with the Zoning Code.  The property owner, based on current market conditions and existing surrounding uses, is proposing the development of 42 single-family residential townhome lots.  A CUP application to allow the establishment of a Planned Residential Development within the Highway Commercial (HC) zone was reviewed and approved by the Planning Commission on January 11, 2017 with the following three conditions:

1. Unless modified to comply with these conditions, the development of the site shall substantially conform to the plan as presented with the Conditional Use Permit application.
2. Prior to the execution of the Conditional Use Permit, a Final Plat for the development of the subject property shall be successfully reviewed and approved by the City Council and recorded, concurrently with this Conditional Use Permit, with the Coconino County Recorder.
3. A 5-foot sidewalk shall be constructed between Lots 24 and 25.

Presidio in the Pines was planned and developed using the Traditional Neighborhood District (TND) standards found within the previous Land Development Code.  When the Zoning Code was adopted, the TND standards were carried forward in the form of a Form-Based Code utilizing transect zones.  While townhomes are not specifically permitted within the Highway Commercial (HC) zone, they are permitted as part of a Planned Residential Development (PRD).  The Zoning Code established the PRD as a mechanism to allow the development of transect-specific building types (i.e. townhouse, duplex, courtyard apartment, etc.) in non-transect zones.  These specific building types, however, are dependent on transect development standards (i.e. setback, lot coverage, building height, etc.).  As such, this development proposes the use of the T4 Neighborhood 2 (T4N.2) transect zone development standards as they are most compatible with the existing Presidio in the Pines development.

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.