NOTICE AND AGENDA
| PLANNING & ZONING COMMISSION WEDNESDAY NOVEMBER 12, 2026 |
COUNCIL CHAMBERS 211 WEST ASPEN AVENUE 4:00 P.M. |
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The public can submit comments that will be read at the dais by a staff member to CDPandZCommission@flagstaffaz.gov
1.
CALL TO ORDER
NOTICE OF OPTION TO RECESS INTO EXECUTIVE SESSION
Pursuant to A.R.S. §38-431.02, notice is hereby given to the members of the Commission and to the general public that, at this meeting, the Commission may vote to go into executive session, which will not be open to the public, for legal advice and discussion with the Commission’s attorneys for legal advice on any item listed on the following agenda, pursuant to A.R.S. §38-431.03(A)(3).
2.
ROLL CALL
| NOTE: One or more Commission Members may be in attendance telephonically or by other technological means. |
| CAROLE MANDINO, CHAIR JOSHUA MAHER CHRISTINE SHEEHY CJ LUCKE |
MARY NORTON, VICE CHAIR REBECCA COPPA |
3.
OPEN CALL TO THE PUBLIC
At this time, any member of the public may address the Commission on any subject within their jurisdiction that is not scheduled before the Commission on that day. Due to Open Meeting Laws, the Commission cannot discuss or act on items presented during this portion of the agenda. To address the Commission on an item that is on the agenda, please wait for the Chair to call for Public Comment at the time the item is heard.
At this time, any member of the public may address the Commission on any subject within their jurisdiction that is not scheduled before the Commission on that day. Due to Open Meeting Laws, the Commission cannot discuss or act on items presented during this portion of the agenda. To address the Commission on an item that is on the agenda, please wait for the Chair to call for Public Comment at the time the item is heard.
4.
APPROVAL OF MINUTES to approve the minutes of the Planning and Zoning Commission's regular meeting held October 28, 2026 - October 28, 2026 Planning and Zoning Meeting Minutes
5.
PUBLIC HEARING
A.
Public Hearing: PZ-25-00159-02 A request for a Minor Amendment to the Flagstaff Regional Plan 2030, by Symmetry Companies, to move the center point of activity center (S12) north on Maps 21, 22, and 24; .remove activity center S17; and realign the road network to follow the John Wesley Powell Boulevard future extension. This Minor Regional Plan Amendment request is the precursor to three other entitlement cases, including a new Specific Plan and two Concept Zoning Map Amendments.
STAFF RECOMMENDED ACTION:
Staff recommends the Planning and Zoning Commission forward the Minor Regional Plan Amendment request to the City Council with a recommendation for approval in accordance with the findings.
B.
Public Hearing: PZ-25-00159-03 A request for adoption of the STL 290 Specific Plan, a regulating document for approximately 290 acres of State Trust land (Certificate of Purchase No. 53-120834) located northeast of Pine Canyon Estates along the planned J.W. Powell Boulevard extension. The Specific Plan accompanies two concurrent Concept Zoning Map Amendment cases that propose rezoning portions of the property from Rural Residential (RR) with the Resource Protection Overlay (RPO) to a combination of Single-Family Residential (R1-RPO), Medium Density Residential (MR-RPO), Suburban Commercial (SC-RPO), and Highway Commercial (HC-RPO).
Approval of the STL 290 Specific Plan would establish development regulations, land use standards, circulation networks, open space requirements, and implementation procedures specific to this 290-acre master planned development.
Approval of the STL 290 Specific Plan would establish development regulations, land use standards, circulation networks, open space requirements, and implementation procedures specific to this 290-acre master planned development.
STAFF RECOMMENDED ACTION:
Staff recommends the Planning and Zoning Commission forward the Specific Plan adoption request to the City Council with a recommendation for approval in accordance with the findings.
C.
Public Hearing: PZ-25-00159 A request for a Concept Zoning Map Amendment, by Symmetry Companies, to rezone approximately 139 acres from the Rural Residential (RR) zone with the Resource Protection Overlay (RPO) to the Single Family Residential (R1) zone with the RPO. This request is contingent on the approval of a Minor Regional Plan Amendment and a new Specific Plan. The applicant also has a second Concept Zoning Map Amendment.
STAFF RECOMMENDED ACTION:
Staff recommends the Planning & Zoning Commission forward the request to the City Council with a recommendation for approval, in accordance with the findings, and subject to the following conditions, which will be included in the zoning map amendment ordinance:
- The subject property must be developed in accordance with the approved STL 290 Specific Plan, as amended, and the Building Footprints & Parking Areas document.
- All other requirements of the Zoning Code and other City codes, ordinances, and regulations shall be met by the proposed development.
- All terms, conditions, and restrictions detailed within the STL 290 Development Agreement, as amended, must be fully satisfied.
- The subdivision of the development must align with the approved zoning boundaries.
- In the event the property is rezoned and the Developer 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 the zoning back to the former classification of Rural Residential (RR), per Section 10-20.50.060 of the Zoning Code.
D.
Public Hearing: PZ-25-00159-01 A request for a Concept Zoning Map Amendment, by Symmetry Companies, to rezone approximately 72.14 acres from the Rural Residential (RR) zone with the Resource Protection Overlay (RPO) to the Suburban Commercial (SC) zone (20.49 acres), the Highway Commercial (HC) zone (23.69 acres), and the MR zone (27.9 acres) all with the RPO. This request is contingent on the approval of a Minor Regional Plan Amendment and a new Specific Plan. This is the second Concept Zoning Map Amendment, the first is the request to rezone to Single Family Residential (R1) zone.
STAFF RECOMMENDED ACTION:
Staff recommends the Planning & Zoning Commission forward the request to the City Council with a recommendation approval, in accordance with the findings, and subject to the following conditions, which will be included in the zoning map amendment ordinance:
- The subject property must be developed in accordance with the approved STL 290 Specific Plan, as amended, and the Building Footprints & Parking Areas document.
- All other requirements of the Zoning Code and other City codes, ordinances, and regulations shall be met by the proposed development.
- All terms, conditions, and restrictions detailed within the STL 290 Development Agreement, as amended, must be fully satisfied.
- The subdivision of the development must align with the approved zoning boundaries.
- In the event the property is rezoned and the Developer 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 the zoning back to the former classification of Rural Residential (RR), per Section 10-20.50.060 of the Zoning Code.
E.
Public Hearing: PZ-26-00018 - Resource Intensive Industrial Zoning Code Text Amendment
City’s request for a Zoning Code Text Amendment to modify Zoning Code provisions in Division 10-40.60: Specific to Uses to add development standards for Resource Intensive Industrial uses, and Chapter 10-80: Definitions to add a definition for Resource Intensive Industrial. Resource Intensive Industrial uses include industrial land uses characterized by exceptionally high demands on utility and public service systems, including electricity, water, and wastewater discharge. These uses typically rely on specialized infrastructure, operate continuously, and create significant, sustained pressures on electrical, water, wastewater, and communications networks.
City’s request for a Zoning Code Text Amendment to modify Zoning Code provisions in Division 10-40.60: Specific to Uses to add development standards for Resource Intensive Industrial uses, and Chapter 10-80: Definitions to add a definition for Resource Intensive Industrial. Resource Intensive Industrial uses include industrial land uses characterized by exceptionally high demands on utility and public service systems, including electricity, water, and wastewater discharge. These uses typically rely on specialized infrastructure, operate continuously, and create significant, sustained pressures on electrical, water, wastewater, and communications networks.
STAFF RECOMMENDED ACTION:
Staff recommends the Planning and Zoning Commission, in accordance with the findings presented in this report, make a recommendation to the City Council for approval of PZ-26-00018 Resource Intensive Industrial Zoning Code Text Amendment.
6.
GENERAL BUSINESS
0.
PZ-25-00201: Group Living Zoning Code Text Amendment - modify Zoning Code provisions in Division 10-20.40 Permits and Approvals to update exemptions for Emergency Facilities and Shelters; Division 10-20.110 Enforcement to add advertisements as prima facie evidence of a violation; Division 10-40.30 Non Transect Zones to add new group living land uses including Assisted Living Home and Center, Boarding House, and Group Residential Home and Center to Tables 10-40.30.030.B: Residential Zones – Allowed Uses, Table 10-40.30.040.B: Commercial Zones – Allowed Uses, and Table 10-40.30.060.B: Public and Open Space Zones – Allowed Uses; Division 10-40.40 Transect Zones to update the allowed uses tables for T2, T3N.1, T3N.2, T4N.1, T4N.2, T5 and T6 to add new group living land uses identified above; Division 10-50.80 Parking Standards to add requirements for new group living land uses; and Division 10-80.20 Definitions of Specialized Terms, Phrases, and Building Functions to add definitions for Assisting Living Center, Assisted Living Home, Boarding House, Group Residential Center, Group Residential Home, modify the definition of Family and Nursing Home and delete the definitions for Congregate Care Facility, Group Home, Institutional Residential, Rooming and Boarding Facility, Sheltered Care Home, and Short Term Housing.
STAFF RECOMMENDED ACTION:
The purpose of the work session is for staff to present an overview of the proposed amendments, to allow interested residents to provide their ideas, suggestions, and concerns, and for the Commission to ask questions, seek clarification, and discuss the amendments, as well as offer alternate suggestions and ideas. The Commission will take no action at this work session. After the work session, staff will revise the proposed amendments as necessary. The amendments will then be presented to the Commission at a public hearing for consideration and action.
7.
MISCELLANEOUS ITEMS TO/FROM COMMISSION MEMBERS
8.
ADJOURNMENT