View Agenda Item

9.E.

City Council Meeting - FINAL

Meeting Date:: 09/02/2025
From:: Alaxandra Pucciarelli, Current Planning Manager

TITLE:

Consideration and Approval: A request for Preliminary Block Plat approval for Canyon del Rio Phase 2 located at 3200 E Butler Avenue within the Single-family Residential (R1) zone and the Medium Density Residential (MR) zone.

STAFF RECOMMENDED ACTION:

Approve the Preliminary Plat, in accordance with the findings presented in this report and the Planning and Zoning Commission recommendation of approval (7-0 on August 13, 2015) with the following conditions:

The final plats for each phase shall be in substantial conformance with the preliminary plat including the phasing plan and map (sheets PH01 and PH02) of the preliminary Block Plat of Canyon del Rio Phase 2. Each phase and parcel of the Canyon del Rio plat must meet all requirements independently.
The Final Plat for Canyon del Rio Phase 2 must meet the conditions of approval in the IDS approval comment letter dated June 5, 2025, as well as the conditions in the Traffic Impact Analysis Approval Memo dated July 10, 2025 (staff and the applicant are continuing to discuss the proportional share contribution for improvements at the Whetstone and Fourth Street Intersection, as well as responsibility for payment of that proportional share; the conditions related to improvements at the Whetstone and Fourth Street Intersection may be revised or removed depending on the outcome of those discussions).

Executive Summary:

Canyon del Rio is a 1,426 residential dwelling unit development with 225,000 square feet of commercial development on 261 acres. The development is intended to provide a mix of housing types with supporting commercial services and open space areas. The Phase 1 Block Plat was approved on June 1, 2021. The current request is for Phase 2 of Canyon del Rio (tract Z of Phase 1), consisting of four blocks, five tracts, and JW Powell public right-of-way on 119 acres.

Financial Impact:

No financial impacts are anticipated with the Preliminary Plat.

Policy Impact:

There are no policy impacts anticipated with this Preliminary Plat.

Previous Council Decision or Community Discussion:

A Concept Zoning Map Amendment and the original Development Agreement were approved by Council in 2019. The Phase 1 Block Plat was approved in 2021. An amendment to the Development Agreement was approved on December 3, 2024.

Options and Alternatives to Recommended Action:

Approve the Preliminary Plat as recommended by staff and the Planning & Zoning Commission.
Approve the Preliminary Plat with additional or modified conditions.
Deny the Preliminary Plat based on compliance with the Zoning Code, the Subdivision Code, and/or the Engineering Design Standards.

Background and History:

Canyon del Rio is a proposed 1,426 residential dwelling unit and 225,000 square foot commercial development located in the city of Flagstaff. The development underwent a concept zoning map amendment that rezoned 88.88 acres of the site from Research and Development (RD) zone to 27.9 acres MR zone, 30 acres HR zone, and 25.9 acres HC zone. The overall development proposes a mixture of high-, medium-, and single-family residential units combined with commercial service and open space on 261 acres. The Phase 1 Block Plat created Tract Z (119.60 acres) for future development. The Phase 2 Preliminary Block Plat proposes to subdivide tract Z into four blocks, five tracts, and public right-of-way for streets.

The site is situated north and west of the Butler Avenue and Fourth Street intersection. The site is heavily treed and is located within the Resource Protection Overlay Zone (RPO). The site has varied topography, including many slopes and small valleys. The most significant is the Rio de Flag drainage that runs across the southeast corner of the development and continues downstream to Foxglenn Park. The proposed Fourth Street alignment that will ultimately connect Butler Avenue and John Wesley Powell Boulevard runs along the eastern boundary. Butler Avenue is the northern boundary of the development; Herald Ranch Road and Little America are located adjacent to the western boundary. An existing aboveground 69 KV transmission line crosses the site in an east-west direction at the south end of the subdivision.

The Phase 1 block plat and the Development Agreement included a Phasing Map and Matrix to both allow flexibility in the order of development as well as ensure that each block was provided with the improvements necessary to support development on the site. Sheets 17 and 18 (PH01 and PH02) of the Phase 2 Preliminary Block Plat describes the public improvements that will be required prior to development of the remaining Phase 2 parcels, building on the Phasing Map and Matrix utilized to develop Phase 1. The phasing plan allows the developer flexibility by not defining a specific order of parcel development; any of the parcels defined by the block plat can be developed when the appropriate public improvements are provided.

The applicant, Canyon del Rio Investors, LLC. (CDRI) is seeking Preliminary Block Plat approval for a 4-block, 5-tract subdivision with rights-of-way for JW Powell Blvd and Harold Ranch Road. Each block will be either subdivided further into the individual lots that will be sold to homeowners or developed using the City’s site plan review process. The site plan review process is used for land uses that are allowed by the zoning district. Typically, commercial and high-density rental land uses use the site plan process, and residential ownership products comply with the City’s subdivision requirements. Preliminary and final plats will be reviewed and approved for each of the blocks that propose subdivision.

The intensities (commercial) and densities (residential) are provided as part of the “Lot Coverage and Building Information” chart provided on Sheet 1 (CVR), of the Phase 2 Preliminary Block Plat. The chart provides previous and existing zoning districts and anticipated land uses. This chart builds off the chart provided with the Phase 1 Block Plat and the Development Agreement.

Connection to PBB Priorities and Objectives:

Robust Resilient Economy - Support and strengthen a robust, diverse, and sustainable economy.

Connection to Regional Plan:

A Regional Plan analysis was completed in conjunction with the Concept Zoning Map amendment in 2019.
Policy LU.5.1. Encourage development patterns within the designated growth boundaries to sustain efficient infrastructure projects and maintenance.
Goal NH.1. Foster and maintain healthy and diverse urban, suburban, and rural neighborhoods in the Flagstaff region.
Policy WR.4.3. Development requiring public utility services will be located within the Urban Growth Boundary.

Connection to Carbon Neutrality Plan:

DD-1: Encourage vibrancy, appropriate density, and attainability in existing neighborhoods, so that more residents live within walking distance of their daily needs.

Connection to 10-Year Housing Plan:

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.

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