Consideration and Approval of Preliminary Plat:  Case No. PZ-20-00088-01, CDR 276, LLC requests Preliminary Plat approval for Canyon Del Rio Block I located at 3200 E Butler Avenue, a single-family home subdivision on 13.34 acres in the R1 (Single Family Residential) Zone. 

The vacant subject site is located within the northwestern corner of the larger Canyon Del Rio development, which encompasses 261 acres. Canyon Del Rio includes 1,426 residential dwelling units and 225,000 square feet of commercial development.  The Canyon Del Rio Block I subdivision, consisting of 50 single-family lots located on 13.34 acres in the R1 (Single Family Residential) Zone.

In considering the advancement of the proposed Preliminary Plat, action is needed by the City Council.

No financial impacts are anticipated with this Preliminary Plat.

There are no policy impacts affiliated with this Preliminary Plat.

Priority Based Budget Key Community Priorities and Objectives
Robust Resilient Economy - Grow and strengthen a more equitable and resilient economy.

Regional Plan

• Policy LU.5.1. Encourage development patterns within the designated growth boundaries to sustain efficient infrastructure projects and maintenance.
• Policy LU.5.2. Promote infill development over peripheral expansion to conserve environmental resources, spur economic investments, and reduce the cost of providing infrastructure and services.
• Goal NH.1. Foster and maintain healthy and diverse urban, suburban, and rural neighborhoods in the Flagstaff region.
• Policy WR.4.3. Development requiring public utility services will be located within the Urban Growth Boundary

In June 2019, the City Council approved a rezoning request, development agreement, and preliminary block plat allowing the development of Canyon Del Rio, consisting of 1,426 residential dwelling units and 225,000 square feet of commercial development. The development includes a mixture of high-, medium-, and single-family residential units combined with commercial service and open space on 261 acres.

The Canyon Del Rio Development Agreement sets out the development provisions for the development standards, density and zoning, plats, and site plans within the development.  The agreement provides for a workforce affordable housing in-lieu contribution of 1,000 equal installments of $650 as building permits are pulled for the first 1,000 dwelling units.  This serves as a 5% credit for the use of incentives of the individual blocks within the development.  The development also provides for the in lieu of construction contributions for off-site and on-site public improvements.  

1. Approve the Preliminary Plat with no conditions, as recommended by the Planning and Zoning Commission. 2. Approve the Preliminary Plat with 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, CDR 276, LLC, is seeking Preliminary Plat approval for a 50-lot single-family residential subdivision within the larger Canyon Del Rio development. Lot sizes range from 6,000 square feet to 13,366 square feet. The subdivision is one of the first blocks within the Canyon Del Rio to be platted. New infrastructure will need to be provided for the project including two new residential roads (Tarragon Drive and Valerian Lane), 8” water and sewer lines, dry utilities, and stormwater detention. City Staff approved the Preliminary Plat on March 19, 2021, based on conformance with all relevant development standards. All areas in the subdivision not allocated as lots are reserved as tracts or rights-of-way. Tract A is located at the northeastern portion of the subdivision and is designated as open space and Tract B along the eastern boundary of the subdivision is designated for open space and stormwater detention.

The property is zoned R1, Single Family Residential. The Development Agreement for Canyon Del Rio requires 50 lots on this tract, which is what is proposed. The R1 Zone has a minimum density requirement of 2 units per acre and a maximum density of 5 units per acre in the Resource Protection Overlay. 50 lots on 13.34 acres is a density of 3.7 units per acres which exceeds the minimum density for the R1 Zone. All lots within this proposed subdivision meet the minimum lot width, depth, and size requirements for the R1 Zone.

• Minimum lot width: 60’ (65’ for corner lots)
• Minimum lot depth: 100’
• Minimum size: 6,000 sq. ft.

For the purposes of tree and steep slope resource protection, the plat proposes unique building envelopes for each lot that reduces the minimum required setbacks for the R1 Zone (see page 2 of the Preliminary Plat).

• Front: 15’ (25’ for parking) required – proposing 20’ for parking
• Interior Side: 8’ required – proposing 5’
• Exterior Side: 15’ required – proposing 12’ 
• Rear: 25’ required

The subdivider is required to improve all streets, pedestrian ways, alleys, and easements in the subdivision and adjacent to it as required to serve the subdivision. Staff review of the Preliminary Plat along with the impact analyses discussed in the Engineering Standards section below identified the required improvements in conformance with Section 11-20.130: Minimum Required Subdivision Improvements. These improvements will formally be approved with Civil Engineering Plans review, which will occur after Preliminary Plat approval by City Council.