Minutes

             
5 Appeal of the Denial by the Planning Commission of PZ-19-00204-03: Appeal of the denial of a Conditional Use Permit request from Miramonte Presidio LLC to establish a Planned Residential Development (PRD) on Tract M within the Presidio in the Pines master planned development.  The PRD consists of 39 multi-family residential units on 2.77 acres located at 2940 S Woody Mountain Road within the Highway Commercial (HC) zone.         
 
  Planning Development Manager Tiffany Antol provided a PowerPoint presentation that covered the following:
 
PZ-19-00204-03 PRESIDIO TRACT M PLANNED RESIDENTIAL DEVELOPMENT CONDITIONAL USE PERMIT
PRESIDIO TRACT M
BACKGROUND
PROPOSED SITE PLAN
ON-SITE PARKING
PROPOSED ELEVATIONS
EXISTING ARCHITECTURE
WHAT IS A CONDITIONAL USE PERMIT?
FINDINGS
ACCESS, TRAFFIC, AND CIRCULATION
ADEQUACY OF SITE
RESOURCE PROTECTION PLAN
NOISE, LIGHT, VISUAL, AND OTHER POLLUTANTS
STYLE AND SITING OF STRUCTURE AND RELATIONSHIP TO SURROUNDING NEIGHBORHOOD
LANDSCAPING AND SCREENING
LANDSCAPE PLAN
IMPACT ON PUBLIC UTILITIES
SIGNAGE AND OUTDOOR LIGHTING
DEDICATION AND DEVELOPMENT OF STREETS
IMPACT ON RESOURCES
PUBLIC PARTICIPATION PLAN
RECOMMENDATION
 
Land Acquisition and Development Manager for Miramonte Homes Charity Lee provided a PowerPoint presentation that covered the following:
 
TONIGHT’S PRESENTATION
OVERVIEW MAPS
NEIGHBORHOOD QUESTIONS/CONCERNS
ASSESSOR MAP
ORIGINAL PRESIDIO IN THE PINE SUBDIVISION PLANNED FOR 788 UNITS
TRACT A – ORIGINAL PLAN
TRACT A – TODAY
TRACT B – ORIGINAL PLAN
TRACT B – TODAY
IS TRACT M PART OF THE HOA?
HISTORY OF TRACT M
TRACT M ZONING
SITE PLAN FOR DEVELOPMENT
IS PARKING SUFFICIENT?
HOW WILL THE PROPERTY ADDRESS DRAINAGE?
IS TRAFFIC TOO DENSE?
WILL CONDOS BE COMPATIBLE WITH EXISTING DEVELOPMENT?
RENDERINGS
HERS INDEX SCORES
GRANTING THE CONDITIONAL USE PERMIT
 
Councilmember Salas asked how short-term rentals would be addressed. Ms. Lee explained that they would be restricted through the deed restrictions and nothing less than 30-day rentals would be permitted.
 
Councilmember Shimoni asked if there were any community spaces included in the project such as gardens or dog parks. Ms. Lee stated that no additional amenities were provided in order to protect the tree resources but there is access to surrounding open space.
 
The following individuals addressed Council in opposition of the granting of the Conditional Use Permit:
  • Summer Johnson
  • Robert Davis
  • Whitney Biggerstaff
  • Cal Hamren
  • Cynthia Daiker
  • Brandon Johnson
The following comments were received:
  • The City Council needs to uphold the decision of the Planning and Zoning Commission.
  • We bought a home in Presidio because we were told by numerous realtors and builders that Tract M would be used as either public greenspace for the neighborhood, or possibly a church.
  • The parking in the area is already stressed, this will add more vehicles to the streets further complicating the issue.
  • The water drainage infrastructure was not designed to support 39 condominiums.
  • Adding the condos will change the family feel of the neighborhood.
  • Most of the condos will probably be bought by investors, who will rent them to college students or temporary residents which does not address the housing problem.
  • We are a wonderful community and want things to stay designed as is.
  • There is a safety issue with putting the 39 units at the entrance of the community.
  • This will eliminate a benefit to the community in exchange for condos.
  • The site should keep the original intent of a church building.
  • The entire subdivision is opposed to putting condos in this location.
  • The permitted parking spaces are inadequate and there is no parking for guests.
  • There is no benefit because the condos will not be affordable housing and will be out of reach for many who are seeking housing.
  • The original owner of the parcel was Francis McCallister, a longtime Flagstaff resident; her wish was to see this parcel used for a church.
  • The commission voted against the project; why have a commission if you overturn their decisions?
  • There are 1300 units going in at Timber Sky across the street. Miramonte needs to come back with townhouses or two-story homes, something compatible with the neighborhood.
The following individuals submitted written comments in opposition of the granting of the Conditional Use Permit:
  • Drew Wartenburg
  • Allan Gerston
  • John and Catherine Sickafoose
  • Phoebe Wood
  • Summer Johnson
  • Brandon Johnson
  • Karin Morgan
  • Annette Lauritsen
  • Robert Davis
  • Kevin and Kate Collins
  • Betsy Decker
  • Ryan Carpenter
  • Michelle Kuzdas
  • Thomas and Shelley Alvin
  • Debbie Nankivell
  • LeAnn Taylor
  • Thomas and Nancy Hayden
  • Lisa Winborne
  • Anthony Gardiner
  • Bruce Higgins
  • David Farrell
  • Marvin Rozell
  • Jay Zeilenga
  • William and Kathleen Lusk
  • Erik Mrdak
  • Allen George
The Presidio in the Pines Homeowners Association submitted written comments requesting a stipulation to the Conditional Use Permit.
 
Christy Zeller submitted written comments in support of the granting of the Conditional Use Permit.
 
Council discussed concerns about limited EV parking, low number of affordable units, limited bicycle infrastructure, and the HOA structure. They also discussed concerns related to traffic in the area. Councilmember McCarthy noted that the Transportation Commission will be discussing the traffic concerns of the surrounding area at an upcoming meeting and recommendations are being formulated to bring to Council.
 
Councilmember Salas stated that she will be supporting the Conditional Use Permit because it meets the findings required by the Zoning Code to approve a Conditional Use Permit.
 
  Moved by Councilmember Adam Shimoni, seconded by Councilmember Jim McCarthy to approve the CUP requested from Miramonte LLC PULL with the conditions as presented in the Planning and Zoning packet.
  Vote: 6 - 1
 
NAY: Mayor Paul Deasy

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