| ITEM #: 12. DATE: 01/26/2026 AI #:3048 |
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CITY COUNCIL ACTION REPORT
| SUBJECT: | RESOLUTION APPROVING RIO 1900 MINOR GENERAL PLAN AMENDMENT |
| STAFF PRESENTER(S): | Ann Dolmage, Principal Planner |
OTHER PRESENTER(S):
Brian Greathouse, Burch & Cracchiolo
SUMMARY
This is a public hearing to request a Minor General Plan Amendment (GPA) on approximately thirty-one (31) acres (Property) generally located west of Assessor’s Parcel Number 400-03-002C and south of Assessor’s Parcel Number 502-59-007A, from Open Space to Neighborhoods.
STRATEGIC PLAN ALIGNMENT
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RECOMMENDATION
FISCAL IMPACT
Although a fiscal impact analysis has not been conducted on this specific project, all new development will have an ongoing fiscal impact on the city. The development is responsible for construction of all infrastructure necessary to serve the site and will generate one-time revenue for the city through payment of permits, construction sales tax and development impact fees. Longer term fiscal impacts include increased demands for municipal services, the costs of which may or may not be offset by increased property values/tax levies, city sales tax, state shared revenues and the increased demand for commercial and retail development. Any areas that will be maintained by the city are constructed by the developer and then conveyed to the city two years after construction.
BACKGROUND AND PREVIOUS ACTIONS
On December 3, 2025, the Planning and Zoning (P&Z) Commission held a public hearing for this item. After staff presented the Minor GPA and Rezone request, the applicant followed with a presentation focused on water and infrastructure. P&Z Commissioners expressed support for trail development and discussed roadway construction across the Gila River, intersections in northern Estrella, and the adequacy of water sources to support the proposed development, including potential impacts on city resources.
During the public hearing, seven residents spoke or submitted speaker cards. One speaker expressed general support, while others raised questions and comments regarding Bureau of Land Management land impacts, visuals of the development, buffers between Rio 1900 and Estrella, roadway access between Cotton Lane and Estrella Parkway, entitlement status, infrastructure and budget awareness, Arizona State Land Department parcels, water resources, stormwater impacts, lot sizes, and building coverage. In response, the applicant presented a conceptual land use map illustrating higher density to the north and lower density to the south, explained residential buffers and potential uses, and provided information on the development process and the potential for a resort. One resident voiced support for the graduated density approach after reviewing the conceptual plan.
At the conclusion of the public hearing, the P&Z Commission voted 6-0 to recommend approval.
A public hearing notice for the City Council Meeting was published in the Arizona Business Gazette-Republic Edition on November 26, 2025, at least 15 days prior to the meeting. Postcards were mailed to 423 property owners, located within five hundred (500) feet of the Property, on November 22, 2025, and signs were posted/updated on the site on December 1, 2025. The original public hearing was scheduled for December 16, 2025. During the public hearing on December 16, 2025, the item was continued to the January 26, 2026 Council meeting.
Additional details regarding the previous actions are provided in the P&Z Commission Staff Report (Attachment E).
During the public hearing, seven residents spoke or submitted speaker cards. One speaker expressed general support, while others raised questions and comments regarding Bureau of Land Management land impacts, visuals of the development, buffers between Rio 1900 and Estrella, roadway access between Cotton Lane and Estrella Parkway, entitlement status, infrastructure and budget awareness, Arizona State Land Department parcels, water resources, stormwater impacts, lot sizes, and building coverage. In response, the applicant presented a conceptual land use map illustrating higher density to the north and lower density to the south, explained residential buffers and potential uses, and provided information on the development process and the potential for a resort. One resident voiced support for the graduated density approach after reviewing the conceptual plan.
At the conclusion of the public hearing, the P&Z Commission voted 6-0 to recommend approval.
A public hearing notice for the City Council Meeting was published in the Arizona Business Gazette-Republic Edition on November 26, 2025, at least 15 days prior to the meeting. Postcards were mailed to 423 property owners, located within five hundred (500) feet of the Property, on November 22, 2025, and signs were posted/updated on the site on December 1, 2025. The original public hearing was scheduled for December 16, 2025. During the public hearing on December 16, 2025, the item was continued to the January 26, 2026 Council meeting.
Additional details regarding the previous actions are provided in the P&Z Commission Staff Report (Attachment E).
STAFF ANALYSIS
Additional details related to this request, including an aerial photo, the project narrative, and the detailed criteria used by staff to evaluate the request are included as Attachments B, C, and D, respectively.
Staff recommends that the City Council adopt Resolution No. 2026-2503 (Attachment A), consistent with the P&Z Commission's recommendation.
Staff recommends that the City Council adopt Resolution No. 2026-2503 (Attachment A), consistent with the P&Z Commission's recommendation.
Attachments
- Attachment A - Resolution No. 2026-2503 with Exhibits
- Attachment B - Aerial Photo
- Attachment C - Project Narrative
- Attachment D - Detailed Evaluation Criteria
- Attachment E - Planning & Zoning Commission Staff Report
- Staff Presentation