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Planning and Zoning Commission approves Mountain Line maintenance facility conditional-use permit
Summary
The commission approved a conditional-use permit for Mountain Line to replace existing maintenance facilities at 3773 and 3825 N. Casper Drive with a new 63,463-square-foot, phased passenger-transportation facility; phase 1 (maintenance) is funded, phase 2 (additional bus storage) is not funded and would require later approvals.
The Planning and Zoning Commission on May 28 approved a conditional-use permit for Mountain Line to redevelop property at 3773 and 3825 North Casper Drive into a new passenger-transportation maintenance and storage facility.
Ben Mejia, senior planner with City of Flagstaff Planning and Development Services, told the commission the redevelopment replaces an existing roughly 20,000-square-foot facility with a proposed 63,463-square-foot building, to be built in two phases. Ben said the final condition shown in the application is the basis for the conditional-use permit so the applicant would not have to return for a second CUP when phase 2 is built.
Rachel Smith, planner with Norris Design, and Anne Dono, capital development manager for Mountain Line, said the new facility consolidates maintenance bays, indoor storage, fueling, offices and a training room. Dono said employees currently work in wet conditions at the existing site and that the new building is intended to allow maintenance to occur indoors; she added the training rooms and some office spaces would be available for community reservation on a facility-use basis.
The proposal reduces the number of driveways along Casper Drive from three to two to provide more controlled access, increases the street-front landscaping and relocates front parking to rooftop parking. The rooftop parking is not currently planned to be covered; Dono said solar could be added in the future if funding is secured. Commissioners asked about snow removal; the design team said the rooftop ramp has a snow-melt system and maintenance access so equipment can clear the top deck.
Ben said the northern parcel falls inside the Resource Protection Overlay and must preserve 30% of forest resources; the proposal preserves 43% on that parcel. The applicant exceeded minimum neighborhood outreach by notifying property owners within 825 feet and held a neighborhood meeting on Jan. 26, 2025, with nine attendees; staff reported no substantial concerns at that meeting.
The CUP findings in staff’s report concluded the use is consistent with the Highway Commercial (HC) zone intent, would not be detrimental to public health and safety, and is reasonably compatible with surrounding uses provided conditions in CUP PZ-23-00161-05 are met. Staff recommended approval with the condition that development substantially conform to the plans submitted with the application. The commission moved to approve the CUP with that condition, seconded, and passed by voice vote.
Key open items noted in the hearing include the timing and funding of phase 2 (additional bus parking), which is not funded at present, the Linda Vista extension (a separate future roadway action), and final permitting for lighting and signage.
