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TITLE: |
Consideration and Approval of Preliminary Plat: PZ-21-00126-09, Northern Arizona Healthcare (NAH) Corporation requests Preliminary Plat approval for the NAH Health Village Phase 1 Block Plat located at 1120 W Purple Sage Trail, a proposed mixed-use development subdivision on 172.62 acres in the Estate Residential, Rural Residential, and Single-family Residential zones. |
STAFF RECOMMENDED ACTION: |
Approve the Preliminary Plat, in accordance with the findings presented in this report and the Planning & Zoning Commission recommendation of approval (5-0 on June 14, 2023).
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Executive Summary: |
The applicant proposes to develop the Property as the NAH Health Village centered around approximately 1.15 million square feet of Hospital and Medical Offices, with supporting uses including approximately 315 residential dwelling units as part of a mixed-use development, approximately 230,000 square feet of non-residential uses (retail and lodging), approximately 250,000 square feet of Research and Development uses (light manufacturing), and approximately 31.2 acres of designated Open Space and Civic Space reserved for a wellness retreat and Flagstaff Urban Trail System (FUTS) preservation. The Preliminary Block Plat consists of five Blocks, two tracts for future development, and public rights-of-way. |
Financial Impact: |
No financial impacts are anticipated with the Preliminary Plat. |
Policy Impact: |
There are no policy impacts anticipated with this Preliminary Plat. |
Connection to PBB Priorities/Objectives, Carbon Neutrality Plan & Regional Plan: |
Priority Based Budget Key Community Priorities and Objectives
Foster a safe, secure, and healthy community.
Deliver outstanding services to residents through a healthy, well maintained infrastructure system.
Grow and strengthen a more robust, diverse, and resilient economy.
Carbon Neutrality Plan
Ensure all mitigation actions improve Flagstaff's ability to adapt to the future.
Encourage vibrancy, appropriate density, and attainability in existing neighborhoods so that more residents can live within walking distance to their daily needs.
Create inclusive networks for walking and biking that are continuous, attractive, safe, comprehensive, and convenient people of all ages.
Encourage Flagstaff residents and visitors to walk, bike, roll and take the bus.
Invest in comprehensive and equitable transit.
Increase renewable energy installations and usage in new buildings
Support solar installations on existing residential and commercial buildings.
Encourage new buildings to rely on the electric grid as their main energy source.
Regional Plan
A full Regional Plan analysis was completed in conjunction with the Specific Plan and Concept Zoning Map Amendment reports.
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Has There Been Previous Council Decision on This: |
The City Council approved a new Specific Plan and a Concept Zoning Map Amendment in support of the proposed subdivision in 2023. |
Options and Alternatives: |
- Approve the Preliminary Plat as recommended by staff and the Planning & Zoning Commission.
- Approve the Preliminary Plat with conditions.
- Deny the Preliminary Plat based on on-compliance with the Zoning Code, the Subdivision Code, and/or the Engineering Design Standards and Specification for New Infrastructure.
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Background and History: |
The applicant, NAH Corporation, is requesting Preliminary Plat approval to allow the subdivision of approximately 172.6 acres into five blocks of land, two tracts for future development, and required right-of-way. The project is currently in the entitlement process with portions of the Property proposed to be rezoned to the Highway Commercial (Block E) and Public Facilities (Blocks A, B, and C) zones as part of the first phase of development. The remaining areas (Block D and Tracts Z and ZZ) are proposed to be rezoned through a separate entitlement case. All blocks and tracts within the proposed Preliminary Plat conform with both the existing zoning requirements as well and the proposed zoning requirements. The plat is intended to be developed in two phases.
The applicant, NAH, is requesting adoption of the Northern Arizona Healthcare Health Village Specific Plan (the “Plan”) to support the future development of approximately 172.6 acres of land for a new regional hospital and ambulatory care center (ACC), surrounded by a Health Village designed as a location for a full range of medical, health, and wellness services mixed with supporting commercial, retail, research, and housing opportunities. This new regional hospital is intended to replace the existing Flagstaff Medical Center (FMC) that has been operating in Flagstaff since 1936. NAH has owned and operated FMC for the past 35 years. FMC currently maintains a 242-bed patient facility and is an Arizona-certified Level 1 Trauma Center. FMC is the only Arizona Level 1 Trauma Center north of Phoenix. The applicant is also requesting rezoning approval to permit the development of the new regional Hospital, ACC, and associated medical offices. The Specific Plan is proposed to be adopted in phases in conjunction with future zoning map amendments.
The Property is bounded by Beulah Boulevard (an existing 2-lane arterial roadway) and I-17 to the east and is partially bisected by Purple Sage Trail which is a private roadway easement that has been improved with asphalt millings. Purple Sage Trail provides access to Fort Tuthill County Park as well as the surrounding residential properties. The Healthcare Village proposes a new circulation system for the planning area including a new arterial roadway that will connect with Woody Mountain Road and two new collector roads. These changes to the arterial and collector transportation system were reviewed at a high level and approved by City Council in a Regional Plan amendment in December 2022. Other internal roadways will be phased as development occurs within the planning area. Development in the planning area is intended to be phased with the Hospital and affiliated medical uses identified as the priority for the development of the site. Most of the required infrastructure improvements are triggered by this first phase of development. |
Key Considerations: |
The Property is currently zoned a mix of Estate Residential (ER), Rural Residential (RR), and Single-Family Residential (R1). Density calculations are not applied as this subdivision does not intend to create residential lots. Development is intended to occur either within the larger block or each block will be subdivided further to allow for the intended development. The minimum parcel size within the ER and RR zones is one acre and the minimum parcel size in the R1 zone is 6,000 sq. ft. All blocks and tracts created by this subdivision comply with these standards. Because this is a block plat, individual lot envelopes have not been provided.
A portion of the Property within the proposed subdivision (Blocks A, B, C, and E) is intended to be rezoned to either Public Facilities (PF) or Highway Commercial (HC) within the first phase of development. The remaining land is intended to be rezoned in the second phase of development to either HC or Research and Development (RD). Density standards do not apply to the proposed development in phase 1. Phase 2 includes a mixed-use development which is only limited by the standards of High Occupancy Housing. The PF zone does not have standards for lot size, width, or depth. The HC zone has a minimum lot size of 9,000 square feet with a minimum lot width of 60 feet and lot depth of 100 feet. The RD zone has a minimum lot size of 20,000 square feet with a minimum lot width of 100 and lot depth of 150.
The smallest blocks within the proposed subdivision are Block A (7.1 acres) and Block B (3.1) which are intended to be rezoned to the PF zone and utilized as open space. Block C (20 acres) is also intended to be rezoned to the PF zone but is intended for a civic open space with amenities to serve the hospital patients, staff, and visitors, and also the general public. Block D (15.4 acres) is intended to be rezoned to HC and developed as a mixed-use project with a minimum of 315 mulit-family residential units. Block E (59.1 acres) is also intended to be rezoned to HC to be developed with a new regional hospital and ACC. Tracts Z and ZZ are intended to be rezoned to either Research and Development or Highway Commercial. These two tracts will only be developed once they are adequately served with the infrastructure that is intended to be provided as phase 2 of this development. |
Community Involvement: |
The community benefits of this project are encapsulated in the PBB Key Community Priorities/Objectives and the Regional Plan Goals and Policies review process. |
Expanded Options and Alternatives: |
Inform. The existing zoning of the subject property allows for the proposed subdivision. No public hearings or public outreach are required by either the Zoning Code of the Subdivision Ordinance as part of the Preliminary Subdivision Plat review process. |
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