Public Hearing, Consideration and Possible Adoption of Ordinance No. 2016-04:  An Ordinance of the City Council of the City of Flagstaff, Amending the Flagstaff Zoning Map to rezone approximately 26.17 acres of real property located on McMillan Mesa, from Suburban Commercial (SC) to Medium Density Residential (MR) for 7.67 acres, from Research and Development (RD) to Medium Density Residential (MR) for 13.66 acres, and from Residential Single-Family (R1) to Public Open Space (POS) for 4.84 acres, and  amending to the McMillan Mesa Village Specific Plan to reallocate 192 units from Development Area B to Development Areas C, D1 and D3. (McMillan Mesa Village Zoning Map and Specific Plan Amendments)

An amendment of the McMillan Mesa Village Specific Plan to transfer approximately 192 dwelling units from Development Area B to Development Areas C, D1 and D3, to amend the development options for Development Area B and to amend the development options for Areas C from Suburban Commercial to Medium Density Residential, and D1 and D3 from Research and Development to Medium Density Residential. 

A Concept Zoning Map Amendment request to rezone approximately 7.67 acres from Suburban Commercial (SC) to medium Density Residential (MR), 13.66 acres from Research and Development (RD) to Medium Density Residential and 4.84 acres from Single-family Residential to Public Open Space (POS) located on McMillan Mesa.
 

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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. First reading of this ordinance took place at the March 22, 2016, Regular Council Meeting.

1. Approve the ordinance with the proposed conditions.
2. Approve the ordinance with no conditions, additional conditions, or modified conditions
3. Deny the ordinance based on the required findings in Section 10-20.50.040(F)(1)(a) of the Zoning Code

The McMillan Mesa Village Specific Plan was adopted by Ordinance Number 1779 on December 15, 1992. The McMillan Mesa Village Specific Plan establishes the type, location, intensity, and character of development, and the required infrastructure for the area. The plan also shapes development to respond to the physical constraints of the site, coordinates the mix of land use intensities, and provides adequate circulation, open space, recreation and other public uses and facilities. The plan is organized into development areas A through J, which generally corresponds to zoning districts and land use categories. Section V of the plan, which covers development performance standards, establishes the intensity and character of the project development by prescribing development performance standards that are tailored to the unique qualities of the site. All development within McMillan Mesa Village must comply with the Development Performance Standards and Design Guidelines of the private CC&Rs, as well as the applicable provisions of the Zoning Code with the more restrictive code governing.

The applicant, MMV Devco LLC, is requesting a Specific Plan Amendment for approximately 46.09 acres to reallocate 192 dwelling units from Development Area B to Development Areas C, D1, and D3, which consists of three separate parcels. The applicant has provided replacement pages for the development areas intended to be amended as part of this request, which are attached to this report. A Concept Zoning Map Amendment is also requested to rezone approximately 13.66 acres from the Research and Development (RD) zone to the Medium Density Residential (MR) zone, 7.67 acres from the Suburban Commercial to the Medium Density Residential (MR) zone, and 4.84 acres from the Single-family Residential (R1) zone to the Public Open Space (POS) zone located on McMillan Mesa.

An applicant requesting an amendment to the Zoning Map may elect to pursue either a “Direct Ordinance with a Site Plan” or “Authorization to Rezone with a Concept Zoning Plan” per Section 10-20.50.040.D (pg. 20.50-5). The Direct Ordinance with a Site Plan process provides an applicant with a shorter Zoning Map Amendment process with fewer steps. In this approach, the applicant submits fully developed site plans with all supporting information required for Site Plan Review concurrently with the Zoning Map Amendment application. Once the Zoning Map Amendment is approved by Council, the applicant can proceed directly to construction plans and building permit review. The Authorization to Rezone with a Concept Zoning Plan process allows the applicant to prepare a concept zoning plan and pursue site plan application after Council approves the Zoning Map Amendment. A Concept Zoning Plan should consist of a plan with proposed use(s), vicinity maps, context map, concept phasing, housing types, if applicable, and a proposed circulation map. This application is a Concept Zoning Map Amendment, and the applicant has chosen not to submit for Direct to Ordinance in conjunction with this application.

If the Concept Zoning Map Amendment request is approved, the next steps in the process will be the filing of an application for Site Plan followed by Civil Improvement Plans and Building permit submittals. A Development Agreement between the City and the applicant was approved during the review of the subdivision for McMillan Mesa Village and remains in full force and effect.

On February 10, 2016, the Planning & Zoning Commission concluded their review of the proposed Concept Zoning Map Amendment with a recommendation for Approval, by a unanimous vote, subject to the following conditions, which have been incorporated into Ordinance No. 2016-14:

1. The subject property shall be developed in substantial conformance to the conceptual plans as submitted to the maximum extent feasible. Development Areas C and D1 shall consist of single-story cottage units and Development Area D3 shall consist of single-family homes.

2. Development Area B of the McMillan Mesa Village Specific Plan shall conform to the density allowances of the High Density Residential (HR) Zone and Development Areas C, D1 and D3 of the McMillan Mesa Village Specific Plan shall conform to the density allowances of the Medium Density Residential (MR) zone as listed below and included within the amended specific plan:
• Development Area B -246 dwelling units
• Development Area C – 69.03 dwelling units
• Development Area D1 – 66.15 dwelling units
• Development Area D3 – 56.7 dwelling units

3. The applicant shall provide twenty-five (25) copies of the revised McMillan Mesa Specific Plan with staff’s attached amendment pages upon recordation of the Ordinance amending this plan.

4. Architectural design standards shall be applied to all elevations that front/face public rights-of-ways, designated open space areas, and Flagstaff Urban Trail System (FUTS) trails.
5. A weed abatement plan shall be developed and implemented for the maintenance of open areas within the development areas subject to this request including the detention basins.

6. A landscape plan shall be prepared and implemented for the medians on N. Pine Cliff Drive and N Gemini Drive in conjunction with the site plan applications for Development Areas C, D1 or D3.

7. All fencing abutting rights-of-ways, designated open space areas, and Flagstaff Urban Trail System (FUTS) trails shall be developed in concert with one overall design.

8. Development Area D3 shall maintain a direct access with the adjacent FUTS trail as shown on the concept plan.