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14.B.
         
City Council Meeting - FINAL
Meeting Date: 09/05/2017  
From: Elaine Averitt, Planning Development Manager

Information
TITLE:
Consideration and Approval of Preliminary Plat:  Request from AZNorth Development for Trails End Mesa Estates, a 30-unit single-family residential subdivision on 5.54 acres in the R1, Single-Family Residential zone.
STAFF RECOMMENDED ACTION:
The Planning and Zoning Commission recommends (6-0 vote) the City Council approve the preliminary plat with the conditions shown in the Executive Summary, below.
Executive Summary:
This is a request for preliminary plat approval for 30 single-family lots for the development known as Trails End Mesa Estates.  The Planning and Zoning Commission's recommended conditions of approval are:

1. With the civil engineering plans submittal, provide details of the Walking/Hiking Trail in the proposed Open Space area. Preliminary Plat Note 3 (Sheet No. 1 of 5) proposes two different types of trail: 1) follows existing terrain; and 2) where slopes become too steep, rocks and boulders shall be used to create steps. Please provide a detail for each condition. In addition, show (plan view) any existing trees that will remain in the Open Space areas.

2. With the civil engineering plans submittal, provide a detail similar to Detail B-B (Sh.3) showing the rockery wall and tree planting well in the stepped part of wall.

3. The typical Single-Family lot detail that is shown on the preliminary plat must be placed on the final plat as well as the special notes related to the roadway and access.

4. The diverter island needs to be addressed on Dodge and Trails End intersection.

5. Areas of impervious surfaces at or near the site entrance should be routed to the LID basin to the maximum extent practicable during final design.
Financial Impact:
No financial liabilities are anticipated by the approval of this preliminary plat.
Policy Impact:
 There are no policy impacts affiliated with this preliminary plat.
Connection to Council Goal, Regional Plan and/or TeamFlagstaff Strategic Plan:
COUNCIL GOALS:
Provide sustainable and equitable public facilities, services, and infrastructure systems in an efficient and effective manner to serve all population areas and demographics

REGIONAL PLAN:
- Policy LU.2.2. Design new development to coordinate with existing and future development, in an effort to preserve viewsheds, strengthen connectivity, and establish compatible and mutually supportive land uses.
- Goal LU.5. Encourage compact development principles to achieve efficiencies and open space preservation.
Has There Been Previous Council Decision on This:
None
Options and Alternatives:
1. Approve the preliminary plat with conditions, as recommended by the Planning and Zoning Commission.
2. Approve the preliminary plat with new, modified or no conditions.
3. Deny the preliminary plat based on non-compliance with the Zoning Code, the Subdivision Code, and/or the Engineering Design Standards and Specifications for New Infrastructure.
Background/History:
The applicant, AZNorth Development, is seeking preliminary plat approval for a 30-lot single-family residential subdivision. The property is located on the east edge of the city limits bordering on unincorporated Coconino County jurisdiction to the north. The Smokerise residential neighborhood is located to the south. The R1, Single-Family Residential, zone allows up to 6 gross units per acre outside of the Resource Protection Overlay. The proposed development has a gross density of 5.42 units per acre.  In order to provide lots less than 6,000 square feet in size (R1 standard), this application is using the Planned Residential Development option permitted in the R1 zone. The subdivision will utilize the Single-Family Cottage Building Type Standards and conform to Building Placement and Form Standards of the T3 Neighborhood 2 (T3N.2) transect zone.
Key Considerations:
Planned Residential Development (PRD) is a permitted use in the R1 zone subject to the density allowance of the R1 zone. The mechanism for Planned Residential Developments is addressed in Division 10-40.60.280 (page 40.60-53-55) of the Zoning Code. PRDs may use a selected building type along with an appropriate transect zone as part of an integrated site planning process in non-transect zones. The building type provides part of the development standards (e.g., lot size, open space, building size and massing) and the selected transect zone provides the setbacks, building height, and maximum lot coverage.  
 
The Single-Family Cottage Building Type permits a minimum lot area of 2,500 square feet.  The lot sizes within the proposed subdivision range from 3,000 to 5,868 square feet and comply with the minimum lot area. Planned Residential Developments must designate a minimum of 15% of the gross site area as Common Open Space (page 40.60-54).  In addition, the Single-Family Cottage building type requires a minimum of 15% of each lot area for private open space. This preliminary plat demonstrates both the common open space and private open space standards. 
 
A conceptual Single-Family Cottage elevation and floor plans are provided on Sheet 5 of the preliminary plat. The dwelling is a 2-story structure with kitchen, living, and dining space downstairs and three bedrooms and a bathroom upstairs. Total living area is approximately 1100 square feet. The elevation demonstrates compliance with building type and transect standards such as: building size, height, width, porch frontage type, and ground floor finish level. Additional Architectural Design Standards will will be reviewed with building plan submittals.  Maximum permitted height in the T3N.2 transect zone is 3 stories with a maximum overall height of 44 feet. The cottages will have two stories with a proposed maximum overall height (at ridge) of 26 feet. Parking areas may be enclosed, covered or open and must be located on the rear half of the individual lot. Accessory Structures are allowed with minimum setbacks of 20 feet front, 3 feet side, and 3 feet rear.

Other Discussion was provided in the Planning and Zoning Commission report concerning the potential need for a Development Master Plan (DMP) in conjunction with the preliminary plat submittal.  However, both staff and the Commission agreed that the preliminary plat could be approved with conditions without a DMP.
Community Benefits and Considerations:
Community benefits and considerations are explained in detail in the attached Planning and Zoning Commission report dated July 31, 2017.
Community Involvement:
Inform. No public hearings or public outreach are required by either the Zoning Code or the Subdivision Code as part of the preliminary subdivision plat review process.
Attachments
Planning & Zoning Commission Staff Report
Preliminary Plat
Vicinity/Context Map

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