Consideration and Adoption of Ordinance No. 2026-12:  An ordinance of the City Council of the City of Flagstaff, amending the Flagstaff Zoning Map to Direct to Ordinance Zoning Map Amendment to rezone approximately 18.24 acres located at 6500 E Route 66, APN 113-07-003S with the Heavy Industrial (HI) zone with the Resource Protection Overlay (RPO).
 

A modification of a Direct to Ordinance Zoning Map Amendment requested by Lauren McCauley, on behalf of the property owner RE Asset Management, LLC, of approximately 18.24 acres located at 6500 E Route 66, APN 113-07-003S with the Heavy Industrial (HI) zone with the Resource Protection Overlay (RPO).

Winslow Ready Mix, 6500 E Route 66, Direct to Ordinance Rezone Modification, a modification of a Direct to Ordinance Zoning Map Amendment requested by Lauren McCauley, on behalf of the property owner RE Asset Management, LLC, of approximately 18.24 acres located at 6500 E Route 66, APN 113-07-003S, with the Heavy Industrial (HI) zone with the Resource Protection Overlay (RPO).  The applicant is requesting to modify the conditions of the prior rezoning for the purpose of allowing a Concrete Batch Plant on site, considered a General Heavy Industrial use.

Staff believes that the proposed Zoning Map amendment is in substantial conformance with the required findings and recommends the Planning & Zoning Commission forward the request to the City Council with a recommendation for approval, subject to the following conditions:

1. The subject property must be developed in accordance with the approved site plan and the conditions of approval dated March 18, 2026. Modifications to the approved site plan, other than those permitted by the Zoning Code, will require an amendment to this Direct to Ordinance Zoning Map Amendment request.
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 previous Direct to Ordinance Zoning Map Amendment must be fully satisfied.

No financial impacts are associated with this request. 

There are no policy impacts associated with this request. 

There have been no previous Council decisions on this. 

Public hearings before the Planning and Zoning Commission and City Council are conducted in conjunction with requests for Zoning Map Amendments. In accordance with Arizona State Statute, notice of the public hearing was provided by placing an ad in the Arizona Daily Sun, posting notices on the property, and mailing a notice to all property owners within 300 feet of the site excluding rights-of-ways.

The applicant held one neighborhood meetings via Microsoft Teams regarding this case. The meeting was held virtually on February 18, 2026. The meeting was attended by the applicant’s team and had no attendees. Since the first neighborhood meeting had no attendees, the second neighborhood meeting was requested by the applicant to be waived, which was granted by the Planning and Development Services Director.

Staff has not received any comments from the public as of the writing of this report.

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

The applicant, Lauren McCauley, is requesting to modify the Direct to Ordinance Zoning Map Amendment on behalf of the property owner, RE ASSET MANAGEMENT, LLC, to General Heavy Industrial use located at 6500 E Route 66. This amendment would allow the applicant to establish a concrete batch plant, which is considered a General Heavy Industrial use. The concrete batch plant will be placed on yard 15, with yard 14 to include outdoor storage to serve the batch plant. The subject property had received approval for a Direct to Ordinance Zoning Map Amendment to the HI zone with a RPO for construction storage/supply yards with the intent to lease land for equipment and material storage in April of 2024. This current request is to include the proposed use of a concrete batch plant to the permitted uses as allowed by the previous zoning map amendment.

The subject property is located near the eastern border of the City Limits, off Route 66. Primary access to the site is through an access easement through the Coconino National Forest off Route 66. A public utility easement exists on the property to the West of the subject parcel (APN 113-07-004, owned by The City of Flagstaff), granting permission to RE Asset Management, LLC permission for ingress and egress to the subject property. A portion of the site had previously been utilized for mining. The site currently has two buildings on site, one shop and one double-wide trailer that is being utilized as an office. The site also includes 15 contractor yards, on the portion of the site that is no longer viable for mining.
 

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

The original direct to ordinance zoning map amendment intended to establish an area in town where contractors can store their vehicles and equipment. Establishing the site as a Heavy Industrial (HI) contractor lease yard provided additional supply of industrial land to the City of Flagstaff real estate market, a zoning district that had historically been difficult to find land already zoned for within the City jurisdiction. Furthermore, the establishment of a contractor lease yard allowed for a concentration of future industrial uses within City jurisdiction, which lends to the intentional placement of future land uses within the City. The establishment of a concrete batch plant at the proposed site will also contribute to the community benefit by introducing an additional opportunity for employment and act as an economic stimulus. The City of Flagstaff is an active hub for development, construction, and ongoing improvements at the commercial and residential scale. The introduction of a concrete batch plant will benefit the existing industry by bringing production of a demanded material to the local scale.

Ensure the built environment is safe through the use of consistent standards as well as best practices for building and land use. 
 

Please see attached Planning and Zoning Commission staff report for a detailed analysis of conformance with the Regional Plan and its goals and policies. 

EP-2 Support the adaptation efforts of local businesses as the climate changes and the economic landscape shifts. 

The referenced Carbon Neutrality Plan goal identifies that local business should adapt as the economic landscape shifts. The establishment of the Concrete Batch Plant is on a site that has been established as a contractor yard for Heavy Industry uses, which is a concentration of like-Heavy Industrial uses.

None. 

An application for a Zoning Map Amendment shall be submitted to the Planning Director and shall be reviewed and a recommendation prepared.  The Planning Director’s recommendation shall be transmitted to the Planning and Zoning Commission in the form of a staff report prior to a scheduled public hearing.  The recommendation shall include: an evaluation of the consistency and conformance of the proposed amendment with the goals and policies of the General Plan and any applicable specific plans; the grounds for the recommendation based on the standards and purposes of the zones set forth in Section 10-40.20 (Establishment of Zones) of the Zoning Code; and whether the amendment should be granted, granted with conditions to mitigate anticipated impacts caused by the proposed development, or denied. 
 
The following findings will be analyzed specific to the approved site plan and consider if the site were to be redeveloped entirely under the HI zone standards.
 
Zoning Map Amendments shall be evaluated based on the following findings:

A.    Finding #1:
The proposed amendment must be found to be consistent with and in conformance with the goals and policies of the General Plan and any applicable specific plans.  If the application is not consistent with the General Plan, and any other applicable specific plan, the applicable plan must be amended in compliance with the procedures established in Chapter 11-10 of the City Code (Title 11: General Plans and Subdivisions) prior to considering the proposed amendment.

See Planning & Zoning Staff Summary. 

B.    Finding #2
To meet the finding, the proposed amendment must be determined not to be detrimental to the public interest, health, safety, convenience, or welfare of the City of Flagstaff (the “City”) and will add to the public good as described in the General Plan.
 
Staff believes that the proposed project will not be detrimental to the public health, safety, or welfare so long as it is developed in accordance with all codes and requirements. 

C.    Finding #3
To meet the finding, the affected site must be determined to be physically suitable in terms of design, location, shape, size, and operating characteristics; and the provision of public and emergency vehicle access, public services, and utilities must ensure that the requested zone designation and the proposed or anticipated uses and/or development will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located.
 
The proposed application meets this finding.  IDS reviewed the application and concluded that the site was suitable for the proposed development.  The IDS team based its conclusion on the review of all applicable codes and requirements. The applicant was required to bring a water line and hydrants to the site to mitigate any possible fire hazards that could occur on the site.