Consideration and Approval of Final Plat  Request from Trails End Retreat, LLC for Final Plat approval for Trails End Retreat (fka Trails End Mesa Estates), a 30-unit single-family residential subdivision on 5.51 acres in the R1, Single-Family Residential zone.

This is a request for final plat approval for 30 single-family lots for the development known as Trails End Retreat, located at 4950 E. Trails End Drive.  Final Plats require the approval of City Council. Please see Sheet 1 of the Final Plat attachment for the Vicinity and Site Maps.

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

There are no policy impacts affiliated with this final plat.

Council Goals
Economic Development - Grow and strengthen a more equitable and resilient economy.

Team Flagstaff Strategic Plan
Work in partnership to enhance a safe and livable community.

Flagstaff Regional Plan
Policy LU.2.2. Design new development to coordinate with existing and future development, in an effort to preserve viewsheds, strengthen connectivity, and establish compatible and mutually supportive land uses.
Goal LU.5. Encourage compact development principles to achieve efficiencies and open space preservation.

On September 5, 2017, the City Council approved the Preliminary Plat.

1. Approve the final plat with no conditions.
2. Approve the final plat with added conditions.
3. Deny the final 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, Tom Brewster with Trails End Retreat, LLC (known as AZNorth Development with the preliminary plat application) is seeking final plat approval for a 30-lot single-family residential subdivision. The property is located on the east edge of the city limits bordering on unincorporated Coconino County jurisdiction to the north. The Smokerise residential neighborhood is located to the south. The R1, Single-Family Residential zone allows up to 6 gross units per acre outside of the Resource Protection Overlay. The proposed development has a gross density of 5.44 units per acre. In order to provide lots less than 6,000 square feet in size (R1 standard), this application is using the Planned Residential Development option permitted in the R1 zone. The subdivision will utilize the Single-Family Cottage Building Type standards and conform to Building Placement and Form standards of the T3 Neighborhood 2 (T3N.2) transect zone.

Planned Residential Development (PRD) is a permitted use in the R1 zone subject to the density allowance of the R1 zone. The mechanism for Planned Residential Developments is addressed in Division 10-40.60.280 (page 40.60-53 through 55) of the Zoning Code. PRDs may use a selected building type along with an appropriate transect zone as part of an integrated site planning process in non-transect zones. The building type provides part of the development standards (e.g., lot size, open space, building size and massing) and the selected transect zone provides the setbacks, building height, and maximum lot coverage.

The Single-Family Cottage Building Type permits a minimum lot area of 2,500 square feet. The lot sizes within the proposed subdivision range from 3,000 to 5,868 square feet and comply with the minimum lot area. PRDs must designate a minimum of 15% of the gross site area as Common Open Space. In addition, the Single-Family Cottage building type requires a minimum of 15% of each lot area for private open space. This final plat meets both the common and private open space standards.

The final plat reflects a minor modification of Tract D (LID/detention use) boundaries. This is due to the proposed relocation of an existing access easement currently located south of the subdivision boundary.  The new access easement location will move north and will border the southern boundary of Tract D, but not within the Trails End subdivision. The existing access point is located on Dodge Avenue and causes a difficult turning movement for large trucks, particularly considering the proximity to the diverter island located at the intersection of Dodge and Trails End. The new access point aligns with and runs parallel to Trails End, and avoids the diverter island.

Approval and development of the final plat will allow the construction of thirty (30) new residential lots in a compact development which preserves the required amount of open space on the site.

Inform. No public hearings or public outreach are required by either the Zoning Code or the Subdivision Code as part of the final plat subdivision plat review process.