Consideration and Adoption of Ordinance No. 2026-32: An ordinance of the City Council of the City of Flagstaff amending the Flagstaff Zoning Map to rezone approximately 72.12 acres from the Rural Residential (RR) zone with the Resource Protection Overlay (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; providing for severability, authority for clerical corrections, and establishing an effective date.
 

This is the second rezoning request, to rezone 72.12 acres from the RR zone with the RPO to the Suburban Commercial (SC) zone (20.49 acres, development areas 13 and 20), the Highway Commercial (HC) zone (23.69 acres, development area 5), and the MR zone (27.9 acres, development areas 1, 7, and 8) all with the RPO.

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:
 

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.

The first part of this rezoning request is to rezone two Development Areas (13 and 20) to the SC zone.  Development Area 13 is part of phase 2B and Development Area 20 is part of the final phase 5.  Development Area 13 is referred to in the Specific Plan as the “Commercial Village” and is located at the intersection of JW Powell Boulevard and Ponavera, along the commercial suburban corridor.  The Specific Plan lists the allowed uses as 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 in both Areas.  Development Area 20 also allows Automobile Service Station and Convenience Store, and Public Services.

Both SC zoned parcels are allowed to include Residential uses along with the listed Commercial uses.  Development Area 13 intends to develop 20 residential units as “Missing Middle Type 2” units or as part of a vertical mixed use development.  The applicant defines “Missing Middle Type 2” as duplex, triplex, fourplex, townhome, multiplex or condo product types.  The specific plan allows all residential uses in the SC zone.

The second part of the rezoning request it to rezone Development Area 5 to the HC zone.  Development Area 5 is the location of the proposed “Lodge,” a travel accommodation use to be developed as part of phase 3 .  The parking for the lodge will be underground and surface lots.  In addition, this Area is strongly encouraged to develop Restaurant, Bars/Tavern, and General Retail Business Uses.  These additional uses will create an area that serves both residents and visitors, in line with the characteristics of a Neighborhood scale Suburban Activity Center.

The third part of the rezoning request is to rezone Development Areas 1, 7, and 8 to the MR zone.  The Specific Plan identifies a possible range of housing types allowed in the MR zoned Development Areas.  The applicant defines “Medium Density Residential Land Use” as providing single-family attached, condominiums, multi-family, multiplex, and garden style apartments.  Single-family detached units are not supported in the MR zoned Development Areas.  The specific plan states that all allowed uses in the MR zone are permitted except for one unit residential development.

The Specific Plan increases the required minimum density in the MR zoned Development Areas from the zoning code required 6 units per acre; up to 12 units per acre in Areas 1 and 7, and up to 11 units per acre in Area 8.  These three Development Areas are within the pedestrian shed of the S12 Activity Center and contribute to the Regional Plan’s minimum required average density of 6 units per acre.  These three Areas propose to provide 137, 109, and 50 residential units respectively.

As stated in the applicant’s narrative, the architecture within the commercial, lodging, and medium-density areas of STL 290 will build upon the community’s mountain-inspired theme while incorporating architectural details drawn from Flagstaff’s historic structures, including influences from the city’s early railroad-era buildings, timber-frame lodges, and masonry storefronts.  These elements will be interpreted in a contemporary manner, blending traditional craftsmanship with modern form and function.  Buildings will combine natural materials, timber, stone, and weathered steel, with clean, modern detailing to create a warm yet sophisticated architectural expression.  Rooflines will incorporate a mix of low-slope and gable forms with extended overhangs, exposed structural elements, and articulated massing to establish rhythm and scale appropriate to both pedestrians and vehicles.  Exterior façades will integrate wood siding, heavy timber accents, native stone bases, and rusted metal trim.  Architectural detailing may include steel brackets, wood beam connections, and masonry pilasters, evoking the craftsmanship found in Flagstaff’s early 20th-century architecture.  Large windows and glass storefronts will activate the ground level and enhance transparency in the Commercial Village and lodge areas, creating a lively and inviting pedestrian realm.  Complementary signage, lighting, and outdoor gathering spaces will reinforce this aesthetic, extending the architectural language into the streetscape. The material palette and color scheme will draw from the natural tones of the surrounding ponderosa forest and the city’s historic masonry structures, ensuring that built forms feel rooted in both the landscape and Flagstaff’s cultural heritage.

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 the Concept Zoning Map 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.