11.A.
City Council Meeting - FINAL
- Meeting Date:
- 10/06/2026
- From:
- Bethan Heng, Planner
TITLE:
Consideration and Adoption of Ordinance No. 2026-23: An ordinance of the City Council of the City of Flagstaff, amending the Flagstaff Zoning Map to rezone approximately 23.89 acres located at 2661 N El Paso Flagstaff Road, APN 113-37-010 from the Highway Commercial (HC) zone with the Resource Protection Overlay (RPO) to Heavy Industrial – Open (HI-O) zone with the RPO. The applicant is requesting a rezone for the purpose of allowing Construction Storage/Supply Yard and Heavy Manufacturing/Processing uses on site, providing for severability, authority for clerical corrections, and establishing an effective date.
STAFF RECOMMENDED ACTION:
At the October 6th, 2026 Council Meeting:
1) Hold Public Hearing
2) Read Ordinance No. 2026-23 by title only for the first time
3) City Clerk reads Ordinance No. 2026-23 by title only (if approved above)
At the October 20th, 2026 Council Meeting:
4) Read Ordinance No. 2026-23 by title only for the final time
5) City Clerk reads Ordinance No. 2026-23 by title only (if approved above)
6) Adopt Ordinance No. 2026-23
Executive Summary:
A Concept Zoning Map Amendment requested by Art Babbott/El Paso Rd Land, LLC, of approximately 23.89 acres located at 2661 N El Paso Flagstaff Road, APN 113-37-010 from the Highway Commercial (HC) zone with the Resource Protection Overlay (RPO) to Heavy Industrial – Open (HI-O) zone with the RPO. The applicant is requesting a rezone for the purpose of allowing Construction Storage/Supply Yard and Heavy Manufacturing/Processing uses on site.
The Planning & Zoning Commission believes that the proposed Zoning Map amendment is in substantial conformance with the required findings and has forwarded the request to the City Council with a recommendation for approval, subject to the following conditions:
The Planning & Zoning Commission believes that the proposed Zoning Map amendment is in substantial conformance with the required findings and has forwarded the request to the City Council with a recommendation for approval, subject to the following conditions:
- The subject property must be developed in accordance with the approved concept plan and conditions of approval dated June 23, 2026. Modifications may require a revised concept plan.
- All other requirements of the Zoning Code and other City codes, ordinances, and regulations shall be met by the proposed development.
- That final plat parcel boundaries align with the zoning districts' legal descriptions.
- The Flagstaff Urban Trail System (FUTS) alignment shall be finalized at Civil Plan Review and prior to Final Plat approval.
- In the event the property is rezoned, and the applicant 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 to the former classification of Highway Commercial (HC) in accordance with A.R.S. § 9-462.01.
Financial Impact:
No financial impacts are associated with this request.
Policy Impact:
There are no policy impacts associated with this request.
Previous Council Decision or Community Discussion:
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 600 feet of the site excluding rights-of-ways.
The applicant held two neighborhood meetings via Microsoft Teams regarding this case. The first meeting was held virtually on May 26th, 2026. The meeting was attended by the applicant’s team and had no attendees. Initially, the applicant had requested for the second neighborhood meeting to be waive, which the Planning Director approved. However, staff later realized that Section 10-20.30.070 for Additional Requirements for Citizen Outreach required that the second neighborhood meeting be held. This section for additional citizen outreach applies to this project because it is an industrial development that exceed 20 acres. The second meeting was held virtually on July 21st, 2026. The meeting was attended by the applicant’s team and had no attendees.
Staff has not received any comments from the public as of the writing of this report.
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 600 feet of the site excluding rights-of-ways.
The applicant held two neighborhood meetings via Microsoft Teams regarding this case. The first meeting was held virtually on May 26th, 2026. The meeting was attended by the applicant’s team and had no attendees. Initially, the applicant had requested for the second neighborhood meeting to be waive, which the Planning Director approved. However, staff later realized that Section 10-20.30.070 for Additional Requirements for Citizen Outreach required that the second neighborhood meeting be held. This section for additional citizen outreach applies to this project because it is an industrial development that exceed 20 acres. The second meeting was held virtually on July 21st, 2026. The meeting was attended by the applicant’s team and had no attendees.
Staff has not received any comments from the public as of the writing of this report.
Options and Alternatives to Recommended Action:
The City Council may approve the ordinance as proposed, approve the ordinance with modified conditions, or deny the ordinance.
Background and History:
The applicant, Art Babbott/El Paso Rd Land, LLC, is requesting a Concept Zoning Map Amendment for a 22.9-acre portion of the parcel from the HC zone with the RPO to the HI-O zone with the RPO, located at 2661 N El Paso Flagstaff Road. The applicant is requesting a rezone for the purpose of allowing Construction Storage/Supply Yard and Heavy Manufacturing/Processing uses on the site.
The subject property is located near the eastern border of the City Limits, off Route 66. Primary access to the site is from N El Paso Flagstaff Road.
The 22.9 acres being set aside for Flagstaff City use contains rural floodplain and steep slopes. There are also City sewer and reclaimed water lines. This area will include a new FUTS connection. A Direct to Ordinance Zoning Map Amendment was approved in 2022 for 7.29 acres, rezoning it from HC to HI-O to allow a Composting Facility use.
The subject property is located near the eastern border of the City Limits, off Route 66. Primary access to the site is from N El Paso Flagstaff Road.
The 22.9 acres being set aside for Flagstaff City use contains rural floodplain and steep slopes. There are also City sewer and reclaimed water lines. This area will include a new FUTS connection. A Direct to Ordinance Zoning Map Amendment was approved in 2022 for 7.29 acres, rezoning it from HC to HI-O to allow a Composting Facility use.
Connection to PBB Priorities and Objectives:
Support and strengthen a robust, diverse, and sustainable economy.
The applicant believes that Flagstaff needs a greater inventory of Heavy Industrial uses as permitted in the City of Flagstaff Zoning Code Table 10-40B.30.050. By increasing the availability of Heavy Industrial land in an appropriate and low land use conflict area, this application contributes to adding further industrial land into Flagstaff’s inventory of industrial-zoned properties.
The applicant believes that Flagstaff needs a greater inventory of Heavy Industrial uses as permitted in the City of Flagstaff Zoning Code Table 10-40B.30.050. By increasing the availability of Heavy Industrial land in an appropriate and low land use conflict area, this application contributes to adding further industrial land into Flagstaff’s inventory of industrial-zoned properties.
Connection to Regional Plan:
Please see attached Planning and Zoning Commission staff report for a detailed analysis of conformance with the Regional Plan and its goals and policies.
Connection to Carbon Neutrality Plan:
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 Construction Storage/Supply Yard and Heavy Manufacturing/Processing are being proposed in an area that is adjacent to like-industrial uses.
The referenced Carbon Neutrality Plan goal identifies that local business should adapt as the economic landscape shifts. The establishment of the Construction Storage/Supply Yard and Heavy Manufacturing/Processing are being proposed in an area that is adjacent to like-industrial uses.
Connection to 10-Year Housing Plan:
None.
Connection to Division Specific Plan:
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.
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.
Attachments
- Ord. 2026-23
- Staff Report
- Application
- Project Narrative and Regional Plan Analysis
- ALTA Survey
- Concept Zoning Plan
- Vicinity Map
- Neighborhood Meeting Plan
- Buffer Map
- Mailing List
- Legal Description
- Water Sewer Impact Analysis
- Traffic Impact Statement
- Presentation