Consideration and Approval of Preliminary Plat PPPL2014-0006:  Request for Preliminary Plat approval from Evergreen-Trax, LLC, for the subdivision of approximately 27.2 acres into 18 lots.  The proposed commercial development, known as The Trax, is located at the southwest and southeast corners of Route 66 and Fourth Street within the Highway Commercial (HC) zone (conditional). (Subdivision of 27.2 acres into 18 lots located at the southwest and southeast corners of Route 66 and Fourth Street)

Since the relocation of the railroad tracks in 2006 to enable construction of the Fourth Street bridge over the tracks, the City has anticipated that the two parcels abutting to Route 66 should be redeveloped for commercial uses.  Evergreen-Trax, LLC processed a Regional Plan amendment and Zoning Map amendment in early 2014, and purchased the subject property from the City of Flagstaff in October 2014.  Evergreen-Trax, LLC intends to subdivide the two parcels into 18 commercial lots to be constructed in three phases.  Evergreen plans to submit a Final Plat for Unit 1 following approval of the preliminary plat.  This action approves the preliminary plat for all three phases.  

No financial liabilities are anticipated by the approval of this Preliminary Plat.

COUNCIL GOALS:
3) Provide sustainable and equitable public facilities, services, and infrastructure systems in an efficient and effective manner to serve all population areas and demographics
9) Foster relationships and maintain economic development commitment to partners

REGIONAL PLAN:
Goal LU.5. Encourage compact development principles to achieve efficiencies and open space preservation.

June 17, 2014:  City Council approved a Regional Plan amendment (Resolution No. 2014-26).
July 15, 2014:  City Council approved a Development Agreement (Resolution No. 2014-25), a Zoning Map amendment (Ordinance No. 2014-14); and the City of Flagstaff and Evergreen Devco, Inc. entered into the Second Amendment of the Purchase and Sale Agreement.
August 25, 2014:  City Council approved the Third Amendment and the Fourth Amendment of Purchase and Sale Agreement between the City of Flagstaff and Evergreen-TRAX, LLC. 

1) Approve the Preliminary Plat as recommended by the Planning and Zoning Commission.

In May of 2014, the Planning Commission reviewed and approved a Regional Plan amendment, under the 2001 Regional Land Use and Transportation Plan to change the land use designation of 33.6 acres of property, located at Route 66 and Fourth Street and Huntington Drive and Fourth Street, from Office/Business Park/Light Industrial and Light/Medium Industrial to Community/Regional Commercial.  A concurrent Zoning Map Amendment (rezoning) request to amend 33.6 acres from Light Industrial (LI) and Light Industrial-Open (LI-O) to Highway Commercial (HC) zone was reviewed and approved by the Planning and Zoning Commission.  In July 2014, City Council approved requests for the referenced Regional Plan amendment and rezoning.  In October 2014, Evergreen purchased the 33.6 acres of property from the City of Flagstaff and immediately sold Area D (the 6.54-acre parcel located at the northwest corner of Huntington Dr. and Fourth St.) to a private developer; thus Area D is not part of the preliminary plat. A preliminary plat application consisting of 27.2 gross acres of land and proposing 18 lots was reviewed by staff in November and December 2014.  The preliminary plat was approved by the Inter-Division Staff (IDS) with conditions on December 19, 2014.  On January 28, 2015, the Planning and Zoning Commission approved the preliminary plat with conditions.

The City Council will find, based on the recommendation of the Planning and Zoning Commission, that the proposed preliminary plat meets the requirements of the Zoning Code (City Code Title 10), the Subdivision Code (City Code Title 11), the Engineering Design Standards and Specifications for New Infrastructure (City Code Title 13); and is in conformance with the Zoning Map amendment (Ordinance No. 2014-14).

• The proposed infill commercial development anticipates uses that include restaurants, hotels, shopping, convenience stores, and gas stations, which will compliment nearby employment centers and add to the vitality of adjacent neighborhoods and the region.
• The development will include completion of urban services and infrastructure, and high pedestrian, bicycle and transit connectivity.
• A Flagstaff Urban Trail System trail will be constructed along the rear portion of the shopping center adjacent to the railway, compatible with the Flagstaff Urban Trail System plan.  The developer will be required to complete the pedestrian sidewalk system along Route 66 and Fourth Street (at new driveway locations), and complete street lighting. 

Inform. The existing zoning of the subject property allows for the proposed subdivision.  No public hearings or public outreach are required as part of the subdivision plat review.

In 2014, the Regional Plan amendment and Zoning Map amendment required neighborhood meetings, property owner and public notification, Planning and Zoning Commission hearings and City Council hearings.  The public notification was conducted as required.

Staff received an email prior to the January 28, 2015 Planning and Zoning Commission meeting for the Preliminary Plat request.  The email was from a citizen concerned about the relocation of prairie dogs.  Another member of the public, representing Habitat Harmony, spoke at the meeting expressing the desire to work with the developer in relocating prairie dogs in Phases 2 and 3 of the development.  Evergreen Development has expressed willingness to work with Habitat Harmony for Phases 2 and 3.