Consideration and Adoption of Ordinance No. 2026-31: An ordinance of the City Council of the City of Flagstaff amending the Flagstaff Zoning Map to rezone approximately 139 acres from the Rural Residential (RR) zone with the Resource Protection Overlay (RPO) to the Single Family Residential (R1) zone with the RPO; providing for severability, authority for clerical corrections, and establishing an effective date.
 

The first rezoning applies to Development Areas 2, 4, 6, 9, 10, 11, 14, 15, 17, and 19—totaling approximately 139 acres—to be rezoned from RR with the RPO to R1 with the RPO.  These areas will accommodate between 315-721 (443 target) dwelling units. 

The Planning & Zoning Commission voted (x-x) to forward the request to the City Council with a recommendation for approval, in accordance with the findings, and subject to the following conditions, which will be included in the zoning map amendment ordinance:

1. The subject property must be developed in accordance with the approved STL 290 Specific Plan, as amended, and the Building Footprints & Parking Areas document.
2. All other requirements of the Zoning Code and other City codes, ordinances, and regulations shall be met by the proposed development.
3. All terms, conditions, and restrictions detailed within the STL 290 Development Agreement, as amended, must be fully satisfied.
4. The subdivision of the development must align with the approved zoning boundaries.
5. In the event the property is rezoned and the Developer fails to obtain final Civil Plan approval within two (2) years of the effective date of the rezoning ordinance, then the City may schedule a public hearing before the City Council for the purpose of causing the zoning on the Property to revert the zoning back to the former classification of Rural Residential (RR), per Section 10-20.50.060 of the Zoning Code.

There are no financial impacts from this Concept Zoning Map Amendment.

There are no policy impacts from this Concept Zoning Map Amendment.

There have been no previous Council decisions on this item.

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

To implement the overall specific area plan, two rezonings are required.  The first rezoning applies to Development Areas 2, 4, 6, 9, 10, 11, 14, 15, 17, and 19—totaling approximately 139 acres—to be rezoned from RR with the RPO to R1 with the RPO.  These areas will accommodate between 315-721 (443 target) dwelling units.  There is also a second rezoning request to rezone 72.14 acres from the RR zone with the RPO to the Suburban Commercial (SC) zone (20.49 acres), the Highway Commercial (HC) zone (23.69 acres), and the MR zone (27.9 acres) all with the RPO.

The Specific Plan identifies a possible range of housing types.  The applicant defines “Missing Middle Type 1” as single family homes, duplex, triplex, or townhome product types.  Single-family detached and single-family attached product types are allowed and encouraged within this classification.  This housing type is identified in development areas 6, 9, 11, 17, and 19.

The applicant also defines “Missing Middle Type 2” as duplex, triplex, fourplex, townhome, multiplex or condo product types.  Single-family attached and multi-family product types are most suitable within this classification, but any permitted use in the R1 zone may be applied within these areas.  This housing type is identified in development areas 2, 4, 10, 14, 15, and 19.

The applicant states that all allowed residential uses in the R1 zone are permitted, except the Specific Plan prohibits one unit residential development in DA 14 and 15.  Commercial uses are limited to Outdoor Public Uses.

Development areas 10, 11, 14, 15, 17, and 19 will meet the density range of the R1 zone (2-6 units per acre), but development areas 2, 4, 6, and 9 are required by the Specific plan to have between 4-6 units per acre.  Development areas 4, 6, 9, and 10 are located within the pedestrian shed of the S12 Activity Center and will contribute to the minimum required average density of 6 units per acre.

The development of the area will be in phases and the R1 zoned development areas are part of various phases.  Development areas 14 and 15 are part of phase 1.  Development areas 4, 6, 9, 10, and 11 are to be developed in phase 3, and development area 2 is part of phase 4.  Phase 5 will include development areas 17 and 19.

The applicant states that within the R1 neighborhoods, the trail network provides direct access to pocket parks, play areas, and shared open spaces, encouraging daily recreation and social interaction.  These amenities foster community life and support mental and physical well-being, offering residents convenient opportunities to experience nature just steps from home.

The applicant has identified the residential architectural character of the R1-zoned neighborhoods as a modern mountain style.  The architecture will use natural materials such as wood, stone, and metal, paired with simple forms and sloped rooflines.  Single-family detached homes will reflect a contemporary mountain aesthetic, characterized by gabled or shed-style roofs with generous overhangs, large windows that frame forest views, and muted, earth-tone color palettes that blend with the surroundings.  Homes will incorporate native landscaping.  Other “Missing Middle” housing types, including duplexes, triplex, fourplex, townhomes, and condominium buildings, will extend this same architectural language to more compact configurations.  These structures will feature repeating but varied façades to avoid monotony, front porches and balconies to activate streetscapes, and pedestrian-friendly designs that encourage social interaction.  Rooflines and building masses will be broken into smaller elements.

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.