Public Hearing, Consideration and Possible Adoption of Resolution No. 2016-08:  A resolution amending the Flagstaff Regional Plan 2030 to change the area type designation on Maps 21 and 22 from Area in White area type to Existing Suburban area type for approximately 6.31 acres located at 1800 N. Gemini Drive. (McMillan Mesa minor Regional Plan Amendment)

1) Hold Public Hearing
2) Read Resolution No.2016-08 by title only
3) City Clerk reads Resolution No. 2016-08 by title only (if approved above)
4) Adopt Resolution No. 2016-08

A minor Flagstaff Regional Plan 2030 Amendment request by MMV Devco, LLC to change the area type designation on Map 21 and 22 from Area in White area type to Existing Suburban area type for approximately 6.31 acres located at 1800 N. Gemini Drive.

None

COUNCIL GOALS:
1. Provide sustainable and equitable public facilities, services, and infrastructure systems in an efficient and effective manner to serve all population areas and demographics 
2.  Provide a well-managed transportation system
3. Continue to implement the Flagstaff Regional Plan and focus efforts on specific plans

REGIONAL PLAN:
Goal E.1. Increase energy efficiency.
Goal E&C.2. Reduce greenhouse gas emissions.
Goal E&C.6. Protect, restore, and improve ecosystem health and maintain native plant
and animal community diversity across all land ownerships in the Flagstaff region.
Goal E&C.10. Protect indigenous wildlife populations, localized and larger-scale wildlife
habitats, ecosystem processes, and wildlife movement areas throughout the planning area.
Goal WR.4. Logically enhance and extend the City’s public water, wastewater, and reclaimed
water services including their treatment, distribution, and collection systems in both urbanized
and newly developed areas of the City to provide an efficient delivery of services.

Goal WR.5. Manage watersheds and stormwater to address flooding concerns, water
quality, environmental protections, and rainwater harvesting.
Goal WR.6. Protect, preserve, and improve the quality of surface water, groundwater,
and reclaimed water in the region.
Goal CC.1. Reflect and respect the region’s natural setting and dramatic views in the built environment.

Goal CC.4. Design and develop all projects to be contextually sensitive, to enhance a positive image and identity
for the region.
Goal LU.1. Invest in existing neighborhoods and activity centers for the purpose of developing complete, and connected places.
Goal ED.9. Promote redevelopment and infill.
Goal LU.4. Balance housing and employment land uses with the preservation and protection of our unique natural and cultural setting.

Goal LU.5. Encourage compact development principles to achieve efficiencies and open space preservation.
Goal LU.6. Provide for a mix of land uses.
Goal LU.13. Increase the variety of housing options and expand opportunities for employment and neighborhood shopping within all suburban neighborhoods.

Goal T.1. Improve mobility and access throughout the region.

The McMillan Mesa Village Specific Plan and subsequent zoning was adopted by Ordinance on December 15, 1992.  The McMillan Mesa Village Subdivision developed in compliance with the McMillan mesa Village Specific Plan was recorded on May 30, 2008.
 

Options and Alternatives:
1.  Approve the resolution
2.  Approve the resolution with conditions
3.  Deny the resolution

This request is the first of three related items on the Council's agenda; the second item is identified as a Specific Plan amendment request and the third item is a Concept Zoning Map Amendment request.

MMV Devco, LLC, (the “Applicant”) is requesting a minor Flagstaff Regional Plan 2030 (FRP 2030) amendment to ensure conformance with a proposed Concept Zoning Map Amendment to allow for future residential development. The Concept Zoning Map Amendment includes a total of 26.17 acres. The proposed amendment to the FRP 2030 will affect approximately 6.31 acres of land depicted on the Future Growth Illustration (Maps 21 and 22). The remaining 19.86 acres included in the Concept Zoning Map Amendment are designated Existing Suburban and Future Employment, thus that area is not part of this amendment. Properties with both existing and future area types may use either area type to analyze plan consistency. The subject site is Lot D3 of the McMillan Mesa Village Subdivision (the “Property”) and is located on the south side of N Gemini Drive between N Pinecliff Drive and E Forest Avenue.

A Regional Plan Amendment is required for expanding or changing the boundaries of one area type to another area type. The table describing the “Proposed Regional Plan Amendment Processes” is silent on how to process a plan amendment for some area types including Area in White. The Comprehensive Planning Manager has made an interpretation that if the change being requested for an area type is not shown on the table on page III-9, then the amendment will be considered a minor amendment unless it falls into the defined major amendment category.

The Property is lot D3 of the McMillan Mesa Village Subdivision recorded May 30, 2008. The subdivision was approved in compliance with the McMillan Mesa Village Specific Plan, adopted by Ordinance on December 15, 1992. The McMillan Mesa Village Specific Plan establishes the type, location, intensity, and character of development and the required infrastructure. The plan also shapes development to respond to the physical constraints of the site, coordinates the mix of land use densities/intensities, and provides adequate circulation, open space, recreation and other public uses and facilities. The subdivision included the following infrastructure development: the construction of Gemini Drive, Pine Cliff Drive, improvements to Turquoise Drive, on-site as well as off-site public water and sewer lines, future water storage requirements, drainage improvements, and Flagstaff Urban Trail System (FUTS) trails. The Property is currently designated for business park uses within the specific plan and is included in the Concept Zoning Map and Specific Plan Amendment requests being heard concurrent with this request.

As discussed in the “How This Plan Works” chapter (page III-4), the Flagstaff Regional Plan 2030 is used in the regulatory decision-making process by the Planning & Zoning Commission, City Council and City staff. The Commission and the Council are responsible for making development decisions such as zoning map amendments or specific plan amendments, which depends on whether the proposed changes or projects are consistent with the Plan’s goals and policies. The Future Growth Illustration on Maps 21 and 22 (same map; one is regional scale and one city scale) and the text of the Plan will provide supplemental information for the interpretation of goals and policies. In case of any conflict between the Future Growth Illustration and the Plan’s goals and policies, the goals and policies will prevail.

The Future Growth Illustration has two types of land use designations: “Area Types” describe the placemaking context of Urban, Suburban, Rural, or Employment and “Place Types” such as activity centers, corridors and neighborhoods provide the framework for the density, intensities, and mix of uses within the area types. This application proposes to change the area type of “Areas in white retain their existing entitlements” but not the place type for this project. “Areas in white retain their existing entitlements” is used to describe areas that have not been assigned an area type. In most cases, these parcels are public lands held by the Forest Service or City. The Comprehensive Planning Manager has made the interpretation that the surrounding area types on Maps 21 and 22 should be taken into account for consistency. In cases where a parcel is adjacent to more than one area type, either could be extended to the property. With this request the existing “Area in White” will, if approved, be assigned the Existing Suburban area type.

Attached are exhibits comparing the existing Future Growth Illustration map to the proposed Future Growth Illustration map. These maps and any applicable text of the FRP 2030 should be considered in the context of the Plan’s goals and policies. A discussion of the FRP 2030 goals and policies including Environmental Planning & Conservation, Water Resources, Community Character, Growth Areas and Land Use, Transportation, is provided below. A complete analysis of applicable goals and policies is included in the attached narrative prepared by the Applicant.

The Applicant’s stated reason for the request is that the subject parcel is better suited for a residential type of land use enabling quality development that does not cannibalize on nearby similar sites, such as the Business Incubator site located directly to the north. This site has been determined to be one of the least likely to develop under the existing business park land use designation. The Applicant proposes a variety of residential opportunities and a larger consumer base for existing commercial and business use areas.

On February 10, 2016 the Planning & Zoning Commission concluded their review of the proposed minor Regional Plan Amendment with a recommendation for Approval, by a unanimous vote.
 

Community benefits and considerations related to this minor Regional Plan Amendment request are addressed in the attached Planning and Zoning Commission staff report dated January 27, 2016.

Inform, Consult, Involve, Collaborate, Empower

Public hearings before the Planning and Zoning Commission and the City Council are conducted in conjunction with any Regional Plan amendment request.  In accordance with Arizona Revised Statue and City Code, notice of the public hearing must be provided by placing an ad in a newspaper of general circulation within the City, posting a notice on the property subject to the proposed amendment, and mailing a notice to all property owners within 300-feet of the property subject to the proposed amendment.  All notification must be completed at least 15-days prior to the first scheduled public hearing.  In order to notice as many people as possible, staff ensured that a notice was mailed to all property owners within 600-feet of the McMillan Mesa Specific Plan boundaries and all parties on the Registry of Person or Groups.

The applicant held two neighborhood meetings in regards to this request. The first meeting was held March 24, 2015 prior to the official submittal of these applications. The meeting was held at Basis School and was attended by 32 interested citizens. Concerns were presented in regards to increased traffic, project design, stormwater management, public transportation, dark skies, and overall project design. A second meeting was held January 13, 2016 at the Aquaplex with 55 citizens in attendance. A presentation on the project was given along with a handout that described the request. The overall concern presented for any further development on McMillan Mesa is the state of the traffic as it exists today. Input was received from some that commercial development is the preferred use in order to bring more high paying jobs to Flagstaff, concerns about invasive weeds, and concerns about the designs of the structures. Four comment cards were received which focused on open space, traffic, viewsheds, fewer impacts with commercial development, and whether or not there is a need for more development. As of the writing of the this report staff has received six emails in regards to this case, which are attached to the specific plan and concept zoning map amendment staff report.