Mill Town Mixed-Use Direct to Ordinance Zoning Map Amendment City - - PowerPoint PPT Presentation

Mill Town Mixed-Use

Direct to Ordinance Zoning Map Amendment City Council March 6, 2018 Tiffany Antol, AICP Current Planning Manager

Property 1801 S Milton Road APN’s 103-21-001 & 103-21-002 18.11 acres Proposed Use A horizontal and vertical mixed-use development consisting of 48,400 square feet

• f commercial space with a 340-dwelling unit,

1,221-bed Rooming and Boarding Facility Request 1. Direct to Ordinance Zoning Map Amendment from Rural Residential (RR) and Public Facility (PF) to Highway Commercial (HC) with the Resource Protection Overlay (RPO).

Mill Town Mixed-Use

Mill Town Mixed-Use Site Plan

• Direct to Ordinance Zoning

Map Amendment Process

• Site Plan approved subject

to the approval of the Zoning Map Amendment.

• Mixed-use development

consisting of 48,400 square feet of commercial development in conjunction with a 340-unit, 1,221 bed Rooming and Boarding Facility.

Mill Town Mixed-Use Site Plan

• 3 Commercial Pads

along Milton Road

• Surface parking

separates the pad and the mixed-use building creating an internal main street.

• 26,200 square feet of

garage dedicated to the commercial uses.

Mill Town Mixed-Use Site Plan

• Five-story building except

for the portion facing Milton that is six-stories.

• 25,000 square feet of

ground floor commercial with a 15-foot plate height and a 60-foot depth.

• Total FAR just under 3.0
• Gross density is 19 units

per acre (18.11 acres).

• Net density is 34 units per

acre (10.10 acres).

Transportation Improvements

• Primary factor driving this

request is the City’s goal to realign University and extend Beulah.

• Increase regional

connectivity, improve safety, and facilitate development and activation of under-utilized parcels.

• New University will be

constructed as a four-lane roadway.

• Beulah will be constructed

as a two-lane roadway with the right-of-way provided for the ultimate four-lane roadway.

Flagstaff Regional Plan 2030

Neighborhood Suburban Activity Center Mixed-use centers at intersections of circulation corridors and access roads with access to surrounding neighborhoods providing local goods and services and public spaces accessible to transit and the FUTS.

Flagstaff Regional Plan 2030

Supporting Points

• The property is considered

redevelopment, is within the Urban Growth Boundary, and can be efficiently and effectively provide with facilities and services by the City.

• The project will complete regional

transportation system improvements that serve other areas in the City.

• The project will provide open space

amenities and extension f the FUTS in addition to a pedestrian underpass across Milton Road.

• Adding high density residential to an

Activity Center where the character is currently low intensity commercial.

• Mill Town is a centrally located project

with convenient access to many required resources, including transit.

Non-Supporting Points

• The project does not include

residential or office uses over the commercial buildings fronting the Milton Road corridor.

• The project does not include

employment type uses within this Activity Center.

• The project does not provide

affordable housing or a mix of housing types.

Traffic Impact Analysis (TIA)

• Beulah-University Alignment Study, prepared by Kimley Horn on

behalf of the City, included a Regional Traffic Impact Analysis of the proposed transportation improvements – 20 year horizon.

• Vintage prepared a TIA for the proposed development of the
• site. TIA was reviewed and approved by the City and ADOT – 5

year horizon.

• The proposed transportation improvements off set most of the

traffic impacts affiliated with the Mill Town development.

• Other planned transportation improvements in the general

vicinity help to alleviate regional transportation issues as well.

Pedestrian/Bicycle

• Enhanced pedestrian and bicycle facilities
• Underpass on the north leg of Milton
• FUTS (ten foot sidewalk) on north side of University

and the west side of Beulah

• Eight foot sidewalk on east side of Beulah and along

Milton frontage

• Pedestrian connection through the site from the

southwestern corner along the along the adjacent parcel into the commercial core of the mixed-use project

Transit

• City, Vintage and NAIPTA working together to

support the permanent transit system and future high frequency transit within the proposed transportation improvements.

• Served by three permanent transit lines, 4,14,

and 10 with capacity to serve the proposed development.

• Vintage has committed to purchasing bus

passes for each resident.

Water and Sewer Impact Analysis

• New water and sewer infrastructure will be

constructed as part of the transportation improvements.

• Water services is contributing $300,000 for the

upsizing a sewer main as part of the transportation improvements.

Development

• Consists of both detention

and retention

• Impervious surface areas will

route runoff to landscaped areas and subsurface collection systems.

• Discharge from the

containment system will be through low flow outlets designed to slow discharge for a 24 to 36 hour drain time.

Transportation

• Includes routing of impervious

roadway surfaces to subsurface drainage systems that split the roadway project between two watersheds.

• Discharge from the eastern half of

the property is directed to the existing detention facility behind Target.

• Discharge from the western portion
• f the property is directed to an

existing detention facility that will require an expansion.

Stormwater Analysis

Zoning Code

• Landscaping – Mix of urban and suburban features
• Lighting – Lighting Zone II
• Natural Resource Protection
• 30% of tree resources/slope areas outside of right-of-way limits
• Parking
• Parking Demand Study for Rooming & Boarding
• Parked at 79% or 965 spaces for 1,221 beds
• Open Space/Civic Space
• Compatibility
• Patterns of Development
• Scale
• Continuity
• Architectural Design Standards

Development Agreement Deal Points

• Provides for the sequence of approvals necessary for the project.
• Allows for the extended time frames – 3 years for preliminary plat,

5 years for the CUP and Zoning Map Amendment.

• Establishes maximum unit count of 340 or 1221 beds.
• Provides for the dedication of right-of-way and easements, allows

for the exchange of the remnant University Avenue piece, and allows for minor changes to the right-of-way.

• Establishes the procurement of the transportation improvements

project and the underpass which will all be constructed by Vintage.

• Provides for two funding phases of the road and underpass

project

• Includes the City’s budget for the road project and recognizes

that overages in relation to the project will be the responsibility of the City.

Development Agreement Deal Points

• Includes Vintage’s budget for the underpass, recognizes that
• verages in relation to the underpass will be the responsibility of

Vintage minus the City’s $250,000 contribution. Vintage will also provide funds for twenty years of operation and maintenance of the underpass.

• Acknowledges the City sewer line project as part of the road

improvements, estimated at $300,000.

• Provides for a payment of $150,000 to Vintage to account for the

lost assessment incurred in moving the Harkins.

• Establishes performance obligations and timeframes for

construction.

• Acknowledges Vintage’s responsibility to complete the Milton turn

lane into the Mill Town site as well as frontage improvements along Milton Road.

• Provision of bus passes for residents

Recommendation

Direct to Ordinance Zoning Map Amendment – PZ-16-00239-02 The Planning and Zoning Commission unanimously approved forwarding the Direct to Ordinance Zoning Map Amendment request to the City Council with a recommendation for approval subject to conditions of approval: 1. The subject property must be developed in accordance with the approved site plan and conditions of approval dated February 6, 2018. Modifications (other than minor modifications) to the approved site plan will require an amendment to this Direct to Ordinance Zoning Map Amendment request. 2. All other requirements of the Zoning Code and other City Codes,

• rdinances and regulations, shall be met by the proposed development.

3. A materials management plan shall be prepared for the Mill Town project to be submitted in conjunction with building permits to enhance optimum waste management options including recycling. The mixed-use vertical building shall include chutes for both general waste and recycling materials.

Zoning Map Amendment Findings

1. The proposed amendment is consistent with and conforms to the goals and policies of the General Plan and any applicable specific plans; 2. The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City of Flagstaff and will add to the public good as described in the General Plan; 3. The affected site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle access, public services and utilities to ensure that the requested zone designation and the proposed or anticipated uses and/or development will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located.

Transportation Tax 2000 (Prop 403)

• Information pamphlet identified the

proposed transportation improvements as “missing links”.

• Exhibit showed an alignment for these

improvements similar to the current proposal.

• Collected on a pay-as-you-go basis

with a total of $7.375 million allocated for these improvements

• Funds became available as of July 1,

2017.

• 2005 the City acquired the “Fresquez

Parcel”.

• 2009 – Arizona P3

legislation approved.

• Flagstaff P3 – first time

initiative is used to relocate ADOT facilities.

• 2012 - MOU executed

between ADOT and City to set out the parameters for this project

• Request for Qualifications

issued in 2012 soliciting a private partner.

• March 2015 Pre-

Development Agreement (PDA) between Vintage, the City, and ADOT.

Public-Private-Partnership (P3)

Building Height Comparisons

Rooming and Boarding Facility

• A residence or dwelling, other

than a hotel wherein three or more rooms, with or without individual or group cooking facilities, are rented to individuals under separate rental agreements or leases.

• Proposed as part of a mixed-use

development catering to students.

• 1,221 beds in 340 dwelling units.

Conditional Use Permit Requests

Exceed Building Height

• Building Height Plane
• Overall Building Height
• Highest Architectural Element is

approximately 93’4”.

• Highway Commercial
• 60 foot max
• 65 feet with 6:12 roof pitch
• Individual elements may exceed 20%
• f the height plane – 78-feet.

Conditional Use Permit Requirements

The Conditional Use Permit shall only be issued when the Planning & Zoning Commission finds that the application addressed the following to ensure the proposal will be compatible with the surrounding area:

• Access, traffic, and pedestrian, bicycle and vehicular circulation;
• Adequacy of site and open space provisions, including resource

protection standards;

• Noise, light, visual, and other pollutants;
• Proposed style and siting of structures, and relationship to the

surrounding neighborhood;

• Landscaping and screening provisions, including additional landscaping

in excess of otherwise applicable requirements;

• Impact on public utilities;
• Signage and outdoor lighting;
• Dedication and development of streets adjoining the property; and,
• Impacts on historical, prehistoric or natural resources.

Adequacy of Site

• Densities within mixed-use projects are not regulated

except by the development standards of the zoning district.

• Open space and civic space requirements have

been exceeded.

• Resource Protection Overlay added to site.

Standards are for tree and slope resources are met.

• A reduction in the required parking for the student

housing at a rate of 0.77 parking spaces per bedroom in conjunction with a study prepared by the City of Flagstaff.

Noise, light, visual, and other pollutants

• Rooming and Boarding is compatible with

surrounding uses including hotels, commercial shopping centers, fast food restaurants and multi-family residential development.

• Will be required to submit a safety plan for the
• peration of the site prior to occupancy of the

property.

Style, siting and relationship to the surrounding neighborhood

• The topography on the site and in the area is

challenging and provides multiple levels of development surrounding the site.

• Proposed mixed-use building will be substantially larger in

bulk and mass than the existing surrounding development.

• Proposed mixed-use building setback approximately 200

feet from Milton Road to keep the view.

• Building is buffered on the western side by a 1.80-acre
• pen space tract.