Consideration and Approval of Planned Residential Development allowances and modifications to Engineering Standards: STL 405, LLC requests Planned Residential Development (PRD) allowances and Engineering modifications for “STL 405 – Pine Canyon Expansion”, a 54-lot subdivision on 77.7 acres in the Rural Residential (RR) Zone within the Resource Protection Overlay (RPO). 
 

1. If a conditional use permit for the golf course facility is not granted, all reference to the golf course use must be removed on all future submittals and an alternative PRD design element shall be elected by the applicant. The Planning Director shall determine compliance with the design element elected.

1. Civil engineering plans and final plat for STL 405 Pine Canyon Expansion must meet the recommended conditions of approval as written in the City Engineer Response to Engineering Modification Requests dated May 22, 2025.

STL 405, LLC requests PRD allowances and Engineering modifications for “STL 405 – Pine Canyon Expansion”, a preliminary plat consisting of 54 single-family home lots, a common space tract for a private 9-hole golf course, a private roadway tract, and two landscaped common space tracts on 77.7 acres in the RR Zone within the RPO using PRD standards. Right of way for John Wesley Powell Boulevard is to be dedicated on this plat.

The subdivision also proposes three future development tracts for utilities and roadways, and three future residential development tracts. The entire acreage of the subdivision is 126.1 acres.

The applicant requests five modifications to engineering standards. These requests and the City Engineer's recommendations are detailed in the attached staff report.

There are no financial impacts associated with this request.

There are no policy impacts affiliated with this request.

There has been no previous Council decision or Community discussion on this item.

Consideration of use of PRD Standards:

1. Approve the PRD with conditions as recommended by staff.
2. Approve the PRD with no conditions, additional conditions, or modified conditions.
3. Deny the PRD based on compliance with the Zoning Code

Consideration of requests for modifications to Engineering Standards #1-4:

1. Approve the requests for modifications to Engineering Standards #1-4 with conditions as recommended by staff.
2. Approve the requests for modifications to Engineering Standards #1-4 with no conditions, additional conditions, or modified conditions.
3. Deny the requests for modifications to Engineering Standards.

Consideration of request for modifications to Engineering Standards #5:

1. Approve the request for modifications to Engineering Standards #5 with no conditions.
2. Approve the request for modifications to Engineering Standards #5 with conditions.
3. Deny the requests for modifications to Engineering Standards as recommended by staff.

The site is a vacant 126-acre parcel bounded to the north by the future John Wesley Powell Boulevard expansion, to be dedicated on this plat, from its current terminus west of the site to the property boundary northeast of the site. STL 405, LLC has filed an application request seeking Preliminary Plat approval for a 54-lot single-family residential subdivision utilizing PRD standards. City Staff approved the Preliminary Plat on August 27, 2025, based on conformance with all relevant development standards and the recommended conditions of approval.  
 
The site is accessed from John Wesley Powell Boulevard as well as the existing Pine Canyon development through Telluride Drive. A 9-hole golf course is proposed as common space for the residents. Golf courses require a Conditional Use Permit. Site Plan and Conditional Use Permit applications have been submitted and are currently under review.
 

Livable Community: Provide amenities and activities that support a healthy lifestyle.

Sustainable and Innovative Infrastructure: Provide, manage, and maintain effective infrastructure for multimodal and active transportation.

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.

N/A
 

N/A