Consideration and Adoption of Resolution No. 2026-57 and Ordinance No. 2026-30:  A resolution of the Flagstaff City Council, declaring as a public record that certain document filed with the City Clerk entitled "STL 290 Specific Plan" and an Ordinance of the City Council of the City of Flagstaff adopting the STL 290 Specific Plan to guide the development of approximately 290 acres and to provide specific development requirements for purposes of developing allowed commercial uses, a travel accommodation use, residential subdivisions, and amenities and open space.
 

A request by Symmetry Companies for adoption of the STL 290 Specific Plan, a regulating document for approximately 290 acres of State Trust land (Certificate of Purchase No. 53-120834) located northeast of Pine Canyon Estates along the planned J.W. Powell Boulevard extension. The Specific Plan accompanies two concurrent Concept Zoning Map Amendment cases that propose rezoning portions of the property from Rural Residential (RR) with the Resource Protection Overlay (RPO) to a combination of Single-Family Residential (R1-RPO), Medium Density Residential (MR-RPO), Suburban Commercial (SC-RPO), and Highway Commercial (HC-RPO).

Approval of the STL 290 Specific Plan would establish development regulations, land use standards, circulation networks, open space requirements, and implementation procedures specific to this 290-acre master planned development.

There are no financial impacts from this Specific Plan adoption.

There are no policy impacts from this Specific Plan adoption.

There have been no previous Council decisions on this item.

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

The STL 290 Specific Plan defines land use, zoning, infrastructure, and development standards for approximately 290 acres of State Trust Land in south Flagstaff, organized into 20 Development Areas (DA) with proposed zoning classifications of RR-RPO, R1-RPO, MR-RPO, SC-RPO, and HC-RPO, each tied to proposed uses.  These include single-family residential; Missing Middle (duplex, triplex, or fourplex) and multifamily housing; retail, commercial, and the possibility for vertically integrated mixed-use housing in SC-RPO zoned areas; and travel-accommodations in the HC-RPO zoned area.  The plan also establishes designated open space, parks, and multimodal trail corridors; outlines required water, sewer, drainage, and public-service infrastructure; and provides a phased approach for constructing roads, utilities, and community facilities.

The STL 290 Specific Plan is structured into five phases that coordinate the timing of roadway construction, utility installation, open-space delivery, and development of the 20 designated DA.  Phase 1 includes DA 14, 15, and 16, along with the extension of J.W. Powell Boulevard and associated utilities.  DA 14 and DA 15 are to be rezoned R1-RPO and allow medium-density residential uses such as duplexes, triplexes, fourplexes, townhomes, and condominiums, while DA 16 is being developed under existing RR-RPO zoning and contains previously approved single-family homes, with only the open-space tract, which is to be developed as golf-related facilities, included in the Specific Plan.

Phase 2A consists solely of constructing San Francisco Peaks Parkway and related FUTS improvements.  Phase 2B includes DA 13, which is to be rezoned SC-RPO and supports suburban commercial development with up to 50,000 square feet of retail and service uses, as well as optional mixed-use housing; this phase also includes construction of Plaza Park.  DA 13 is referred to as a “Commercial Village.”  The Specific Plan identifies the following uses in DA 13: General Retail Business, Bars/Taverns, Farmers Markets and Flea Markets, Mixed Use, Restaurant, General Services, Indoor Commercial Recreation Facilities, Outdoor Public Uses, Office, and Public Parking.

Phase 3 encompasses DA 4, 5, 6, 7, 8, 9, 10, 11, and 12 surrounding the S12 Activity Center, along with Central Park and Arizona Trail facilities.  DA 4 and DA 10 are proposed to be rezoned R1-RPO and permit “Missing Middle Type 2” residential products as defined in the Specific Plan; DA 5 is zoned HC-RPO and includes the lodge; DA 6, 9, and 11 are zoned R1-RPO and allow “Missing Middle Type 1” housing types as defined in the Specific Plan; DA 7 and 8 are to be rezoned MR-RPO and support medium-density multifamily housing; and DA 12 is zoned RR-RPO and allows low-density single-family residential development with significant natural-resource preservation.  The Specific Plan defines various housing types, including missing middle, on page 63.  The Specific Plan identifies the primary use in DA 5 as Travel Accommodations, with Restaurant, Bars/Taverns, Outdoor Public Uses, and General Retail Business Uses as accessory uses.

Phase 4 includes DA 1, 2, and 3 at the northern portion of the site.  DA 1 is to be rezoned MR-RPO and allows medium-density multifamily housing; DA 2 is to be rezoned R1-RPO and supports Missing Middle Type 2 housing; and DA 3 is zoned RR-RPO and designated for low-density single-family homes.  This phase also includes construction of North Park.

Phase 5 includes DA 17, 18, 19, and 20 in the southeastern area, along with East Park, additional FUTS connections, and a trailhead.  DA 17 is to be rezoned R1-RPO for Missing Middle Type 1 housing; DA 18 is zoned RR-RPO for large-lot single-family homes; DA 19 is to be rezoned R1-RPO for a mix of Missing Middle housing types; and DA 20 is to be rezoned SC-RPO for suburban commercial uses with an optional mixed-use residential component.  The Specific Plan lists the following permitted commercial uses in DA 20: General Retail Business, Bars/Taverns, Farmers Markets and Flea Markets, Mixed Use, Restaurant, General Services, Indoor Commercial Recreation Facilities, Outdoor Public Uses, Office, Automobile Service Station and Convenience Store, Public Services, and Public Parking.

Support and strengthen a robust, diverse, and sustainable economy.

The attached staff report has identified relevant Regional Plan Goals and Policies that could be applied to each part of the proposed Minor Regional Plan Amendment.

DD-2: Create inclusive networks for walking and biking that are continuous, attractive, safe, comprehensive, and convenient for people of all ages.
HF-1: Protect existing forests, resources, and meaningful open spaces.

Create 2.2: Identify suburban areas to support greater density and intensity of development.
Protect 2.2: Encourage diversity of housing options in all neighborhoods, understanding that exclusive communities are incompatible with the City of Flagstaff's mission to protect and enhance the quality of life for all.