Public Hearing, Consideration and Possible Adoption of Ordinance No. 2016-39:  Public hearing, consideration and adoption of an ordinance of the City Council of the City of Flagstaff amending the Flagstaff Zoning Map to rezone approximately 197.58 acres of real property generally located at 3425 West Route 66 from the Rural Residential (RR) zone to the Single-family Residential (R1) zone for 100.48 acres, the Medium Density Residential (MR) zone for 34.6 acres, the High Density Residential (HR) zone for 38.97 acres, the Commercial Services (CS) zone for 10.02 acres and the Public Open Space (POS) zone for 13.51 acres with conditions, and addition the Resource Preservation Overlay (RPO) zone to 107.73 acres (APN 112-01-021) with conditions; providing for severability, and establishing an effective date. (Timber Sky Zoning Map Amendment)

Timber Sky Concept Zoning Map Amendment

A Concept Zoning Map Amendment request for approximately 197.58 acres at 3425 West Route 66 from Rural Residential (RR) zone to the Single-family Residential zone, Medium Density Residential zone,  High Density Residential zone, Commercial Services zone, Public Open Space zone and the application of the Resource Protection Overlay. 

The Flagstaff Planning & Zoning Commission conducted public hearings to consider the zoning map amendment request.  The Commission voted (6 - 0) to forward the request with a recommendation of approval with conditions.

The proposed Timber Sky development includes substantial public infrastructure that will ultimately be maintained by the City including the provision of daily services to the residents of Timber Sky.  In general, the cost of maintenance and services to an area can be based on the benefit theory of taxation.  When residential property is taxed soundly, over a period of time, it tends to be revenue neutral.  Residential development is an essential element of the entire economic picture for the City.

The proposed Timber Sky project will provide a series of infrastructure improvements provided entirely by the applicant as well as in conjunction with the City of Flagstaff.  Improved roadways, upgraded and extended sewer lines and additional water resources infrastructure are required for the development of this site.  Many of these resources will be dedicated to the City of Flagstaff for continued maintenance and operation.

COUNCIL GOALS:

• Ensure Flagstaff has a long-term water supply for current and future needs
• Provide sustainable and equitable public facilities, services, and infrastructure systems in an efficient and effective manner to serve all population areas and demographics
• Provide a well-managed transportation system
• Continue to implement the Flagstaff Regional Plan and focus efforts on specific plans

REGIONAL PLAN:
A complete analysis of the regional plan goals and policies can be found within the attached Planning & zoning Commission staff report.  All relevant goals and policies have been attached separately.

None

The City Council may approve the ordinance as proposed, approve the ordinance with modified conditions, or deny the ordinance.

The Timber Sky application is a 1300 residential dwelling unit development located in both the City of Flagstaff and Coconino County. The development proposes a mixture of high, medium, and single-family residential units combined with commercial service and open space on 197.58 acres. Currently, the eastern 90.4 acres of the property are located within the City of Flagstaff’s city limits. The remaining 107.20 acres of the western portion of the site are within Coconino County’s jurisdiction. An annexation request is included concurrent with this Concept Zoning Map Amendment. If the Concept Zoning Map Amendment is approved, it will not become effective until after the property has been officially annexed into the City of Flagstaff.

The site is situated north and south between Route 66 and Interstate-40 and east and west between Woody Mountain Road and Flagstaff Ranch Road. The site slopes gently from south to north with most of the onsite drainage flowing toward an existing culvert under Route 66, which eventually discharges into the Clay Wash Detention Basin located north of Route 66. There are no designated floodplains on the site. In 2006, the property partially burned in a fire, leaving a 700-foot wide corridor of deforested land through the middle of the subject property. The remainder of the site is forested with Ponderosa Pine. The site has two pockets of slopes greater than 17% with other basalt rock outcrop features throughout the property. A large amount of fill placed on site, which has the appearance of a steep slope, will not be protected. An existing above ground 69 KV transmission line crosses the site in an east-west direction connecting to an existing APS substation at the southwestern corner of the property. This line is required to be underground with the development of Timber Sky.

The applicant, Vintage Partners (VP 66 & Woody Mountain, LLC), is requesting rezoning approval to permit 492 multi-family dwelling units and 808 single-family dwelling units, located on approximately 197.58 acres referred to as “Timber Sky”. The majority of the dwelling units are planned for single-family ownership. Because this application is a Concept Zoning Map Amendment, the applicant has provided the required examples of housing types. Final lot layout design, actual elevations, and floor plans for individual units are not required and are determined through the platting of individual subdivisions. The concept zone plan shows a mix of high density, medium density, and single-family residential development across the site. The high-density development areas, placed in regards to the activity centers located at the intersections of Route 66 and Woody Mountain and Route 66 and Flagstaff Ranch Road, take advantage of the areas that have been most heavily disturbed by fill and fire. The Commercial Services land is proposed to allow compatible commercial development complimentary to the community. The development of this site will be subject to market demands and the applicants have provided a list of potential uses for the site. The concept plan for this site shows a mini-storage facility.

Conceptual cross sections are provided for the Route 66 frontage, Woody Mountain Road, and the internal collector corridor. The applicant is intending to exceed the city’s requirement in terms of the internal collector roadway by providing a large landscaped median. A unified landscaping theme, which is maintained by the Homeowners Association, is planned for the development of this project along all major corridors and subdivision entrances. A community connectivity, civic space, and open space plan has been provided that shows how the individual blocks are proposed to link with open space areas and trails. A large open space tract traverses the western portion of the property, which provides a portion of the Flagstaff Urban Trail System in relation to the planned loop trail and serves as a drainage feature for the property. A community center, located centrally to the development provides civic space with smaller open space areas shown within the individual blocks. The community center will include a large plaza with a ramada, playground, pickle ball courts, a community garden, and possibly a dog park. The plaza will be large enough to host events such as community farmers market.

The subject property is currently located in Lighting Zone 1 due to its close proximity to the US Naval Observatory. The applicant has worked with the US Naval Observatory to self-restrict their development beyond the Lighting Zone 1 requirements of the Flagstaff Zoning Code. These additional lighting restrictions will be managed and enforced by the Homeowners Association for Timber Sky. Specifics on the lighting restrictions are included in the Development Agreement covering the project.

The applicants are proposing to provide 100 housing units at the time of sale to the ultimate purchaser at 100% of the Area Median Income (AMI) affordability level, which is approximately $220,000 based on current income levels. These units may be located in any of the zoning categories, but will most likely be included in the high and medium density zoning categories. The applicant has agreed to work with the City to try to make as many units permanently affordable as possible.

Community benefits and considerations related to this request are addressed in more detail in the attached Planning and Zoning Commission Staff Report, dated September 28, 2016.  Rezoning this property provides for extended development opportunities in western Flagstaff and provides necessary infrastructure improvements to support future development.

Inform/Consult
Public hearings before the Planning and Zoning Commission and City Council are conducted in conjunction with requests for annexation. In accordance with State statute, notice of the public hearing was provided by placing an ad in the Daily Sun, posting notices on the property, and mailing a notice to all property owners within 300 feet of the site. The notices were also provided to the County Recorder, County Assessor, County Community Development Department and the Chair of the Board of Supervisors.

The applicant held two neighborhood meetings in regards to this case. The first meeting was Tuesday, December 8, 2015, between 6:00pm and 8:00pm, at the Kilted Cat. Twenty-nine individuals attend the first meeting. The second meeting was held Monday, January 11, 2016, also between 6:00pm and 8:00pm, at the Doubletree Hotel. Sixteen individuals attended this second meeting. Attendees had questions and concerns in regards to traffic and public safety, outdoor lighting impacts, impacts to wildlife, protection of forest resources and general project design. A citizen participation report was prepared in relation to the comments and concerns presented dated March 10, 2016.

The Planning & Zoning commission held public hearings on Wednesday, September 28, 2016 and October 12, 2016 at 4 pm.  At the first public hearing, three members of the public spoke on the subject cases.  Concerns were presented in relation to potential downstream stormwater impacts and traffic impacts.  At the second hearing, 11 member of the public spoke on the subject case.  Nine of those that spoke were in favor of the project.  Two presented concerns in relation to drainage and traffic.