Consideration and Approval of a Preliminary Plat for Tract A of the Presidio in the Pines consisting of 42 single-family residential townhome lots on approximately 4.8 acres located at 2884 W Presidio Drive within the Highway Commercial (HC) zone.  Request by Mogollon Engineering and Surveying, Inc., on behalf of Miramonte Presidio LLC.

Review and requested approval of a preliminary plat for a 42-lot townhouse subdivision that will increase the number of developable townhouse lots within the city and further the build-out of the Presidio in the Pines master planned development.

No financial liabilities are anticipated by the approval of this preliminary plat.

Approval of this preliminary plat does not have an impact on city policy.

COUNCIL GOALS:
3) Provide sustainable and equitable public facilities, services, and infrastructure systems in an efficient and effective manner to serve all population areas and demographics



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

On May 18, 2004, the City Council approved Ordinance No. 2004-05 that rezoned approximately 91 acres of property from the Rural Residential (RR) zone as follows: approximately 77 acres to the High Density Residential (HR) zone, approximately 1 acre to the Single-family Residential (R1) zone (formally known as the Urban Residential (UR) zone), and approximately 13 acres to the Highway Commercial (HC) zone (formally known as the Urban Commercial (UC) zone).

On May 28, 2004, the City Council approved Resolution No. 2004-40 that entered the City into a Development Agreement that included the Presidio in the Pines Development Master Plan.  A copy of the recorded Development Agreement, with included Development Master Plan, is on file and available for inspection with the Community Development Department.  Subsequently, the Development Agreement has been amended three times by the City Council.  The most recent amendment titled Third Supplement to the Development Agreement is dated August 2, 2012.

The Final Plat of Presidio in the Pines, which included Tract A, was approved by the City Council and was recorded on May 19, 2005.  Development was anticipated to include 470 residential units, construction of the entire on-site private and public roadway system, construction of the required improvements to Woody Mountain Road, construction of the entire on-site public water and wastewater systems, construction of the required off-site public water and wastewater improvements, and construction of the entire stormwater detention system.

1. Approve the preliminary plat as recommended by the Planning and Zoning Commission.
2. Approve the preliminary plat subject to no condition, additional conditions, or modified 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, Mogollon Engineering and Surveying, Inc., is requesting preliminary plat approval to subdivide approximately 4.8 acres into 42 single-family residential townhouse lots.  The site is located within the Presidio in the Pines master planned development and is currently zoned Highway Commercial (HC) with a Regional Plan designation of Suburban.

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) zone either as a mixed-use project, as originally proposed in the DMP, or as a Planned Residential Development (PRD) with the issuance of a Conditional Use Permit (CUP) by the Planning Commission.  The PRD 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 a 42 single-family residential townhome lots.  A CUP application to allow the establishment of a PRD within the Highway Commercial (HC) zone was reviewed and approved by the Planning Commission on January 11, 2017 with three conditions including:

• 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
• Prior to the execution of this 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.
• A 5-foot sidewalk shall be constructed between Lots 24 and2.

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 specific transect zone building types (i.e. townhouse, duplex, courtyard apartments, 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 the most compatible with the existing Presidio in the Pines development.

Inform

Approval of the preliminary plat will enable the property owner to move forward with the preparation of civil improvement plans and a final plat.  Once the final plat is approved and recorded, the subdivision will increase the number of developable and available townhouse lots within the city.

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 preliminary plat.