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AGENDA ITEM REVIEW FORM |
6.E.
Regular City Council Meeting
- Meeting Date:
- 08/26/2015
- Department Head:
- John Starkey
- Submitted By:
- Jose A. Guzman, Assistant Planner, Planning & Zoning/Building Safety
Action Requested:
Motion
Public Hearing
Public Hearing
ITEM:
Public hearing followed by discussion on any and all matters regarding Rezoning Case No. 2015-0218 and possible action to approve Second Reading of Ordinance No. 340. An ordinance of the Mayor and Council of the City of San Luis, Arizona, amending the official zoning map of the City of San Luis by changing the zoning classification of lots 1 thru 10 (approximately 26.32 acres of real property) located at San Luis Plaza Subdivision from Neighborhood Commercial (C-1) to Community Commercial (C-2); repealing any conflicting provisions; and providing for severability. (John Starkey, Building Safety Director)
- Open public hearing
- Close public hearing
- Approval of Second Reading of Ordinance No. 340 by title only
- Approval and adoption of Ordinance No. 340
SUMMARY:
Lots 1 thru 10 of San Luis Plaza Subdivision, 26.32 acres total, are generally located along the west side of San Luis Plaza Drive south of Juan Sanchez Boulevard.
The Main Drain Canal borders the properties on the west side, across the canal is Moctezuma Park and a residential subdivision zoned as Medium-High Density Residential (R-2). East of San Luis Plaza Drive there is a hillside. On top of the hillside, there are mainly commercial uses zoned as Community Commercial (C-2), part of the commercial area of downtown. On the north side, across Juan Sanchez Boulevard, there are residential uses zoned as Medium Density Residential (R1-6). The south is zoned as Rural Area Residential (RA-10) and it is undeveloped land, own by the Bureau of Land Management (BLM), with the levee protecting the Colorado River.
The address, legal description, assessor’s parcel number and acreage of the ten properties, proposed to be rezoned, are listed below:
Analysis
The properties are currently zoned as Neighborhood Commercial Zoning District (C-1). This zoning district is intended to provide a location for well-designed small scale (4,000 max. building size) retail shops and services in convenient locations to meet the daily needs of families in the immediate residential neighborhood.
The proposed zoning is Community Commercial Zoning District (C-2). This zoning district is intended to allow for larger (50,000 max. building size) and more intense commercial uses to satisfy the broader retail and business needs of the community at-large while providing for a broad range of commercial activities.
The four properties north along San Luis Plaza Drive are undeveloped and listed for sale. Two properties, that have existing buildings, were used as a retail store (General Dollar) and a fast food restaurant (KFC) and are currently listed for sale or lease. The six properties previously mentioned are listed by the same real estate company, A. T. Pancrazi Real Estates Services, Inc., as they commented; this zoning change will make this commercial center more attractive for interested businesses by allowing more commercial uses.
The remaining four properties are built and currently used as a call center (ACT), general retail store (Del Sol), restaurant with outside seating (Pizza Hut), and an auto parts store (O’Reilly). All the existing uses are not permitted in the C-1 zoning; by changing the zoning to C-2, all existing uses will be in compliance with the current City of San Luis Zoning Ordinance. Additionally, this rezoning will allow more commercial uses promoting the development in that area.
General Plan
This area is designated as Activity Center in the City of San Luis 2020 General Plan. The Activity Center Land Use designation allows all types of commercial development and some medium-high and high residential districts. The proposed commercial zoning will be consistent with the general plan land use designation.
Agency Review
As a part of the review process, all land use cases are reviewed by various City and outside agencies. As required by State Statute, City staff sent out 56 letters to adjacent property owners within 300 feet and posted the request in the local newspaper. The City received the following comments:
Citizen Review Meeting
As required by State statue (A.R.S. §9-462.03) and City of San Luis Zoning Ordinance (Section 3.0-C), a Citizen Review meeting was held at City Hall on July 7, 2015.
The purpose of the citizen review meeting is to provide adjacent landowners and other potentially affected citizens an opportunity to ask questions and express any issues or concerns that they may have with the proposed rezoning or specific plan application prior to the public hearing.
Two people from the public were present and they expressed their support for this rezoning, stating that this rezoning will promote more development in that area.
Planning and Zoning Commission Meeting
A Public Hearing was held on July 14, 2015 by the Planning and Zoning Commission. One member of the public was present. The Planning and Zoning Commission forwarded the request to the City Council concurring with the staff recommendation of approval.
City Council Meeting
This request was presented at the City Council Public Hearing held on August 12, 2015. The item was discussed and City Council approved the rezoning request and gave the First Reading of Ordinance No. 340.
The request to rezone San Luis Plaza Subdivision from Neighborhood Commercial (C-1) to Community Commercial (C-2) is appropriate for this area and is consistent with the City of San Luis 2020 General Plan.
City staff recommends giving Second Reading of Ordinance No. 340 to rezone 10 lots located in San Luis Plaza Subdivision from C-1 (Neighborhood Commercial) to C-2 (Community Commercial) and amending the zoning map to conform thereto.
The Main Drain Canal borders the properties on the west side, across the canal is Moctezuma Park and a residential subdivision zoned as Medium-High Density Residential (R-2). East of San Luis Plaza Drive there is a hillside. On top of the hillside, there are mainly commercial uses zoned as Community Commercial (C-2), part of the commercial area of downtown. On the north side, across Juan Sanchez Boulevard, there are residential uses zoned as Medium Density Residential (R1-6). The south is zoned as Rural Area Residential (RA-10) and it is undeveloped land, own by the Bureau of Land Management (BLM), with the levee protecting the Colorado River.
The address, legal description, assessor’s parcel number and acreage of the ten properties, proposed to be rezoned, are listed below:
| ADDRESS | LEGAL DESCRIPTION | ASSESSOR'S PARCEL NO. | APPROXIMATE ACREAGE |
| 552 SAN LUIS PLAZA DR. | Subdivision: SAN LUIS PLAZA Lot: 1 Section: 12 Township: 11S Range: 25W | 775-45-193 | 0.69 |
| 580 SAN LUIS PLAZA DR. | Subdivision: SAN LUIS PLAZA Lot: 2 AMENDED Section: 12 Township: 11S Range: 25W | 775-45-194 | 6.78 |
| 624 SAN LUIS PLAZA DR. | Subdivision: SAN LUIS PLAZA Lot: 3 Section: 12 Township: 11S Range: 25W | 775-45-013 | 0.9 |
| 656 SAN LUIS PLAZA DR. | Subdivision: SAN LUIS PLAZA Lot: 4 Section: 12 Township: 11S Range: 25W PARCEL NUMBER CHANGED FROM: 1410260014008 | 775-45-195 | 4.82 |
| 698 SAN LUIS PLAZA DR. | Subdivision: SAN LUIS PLAZA Lot: 5 Section: 12 Township: 11S Range: 25W | 775-45-196 | 0.84 |
| 710 SAN LUIS PLAZA DR. | Subdivision: SAN LUIS PLAZA PT OF LOTS 6 & 7 AKA LOT 7A DOLLAR GENERAL LOT SPLIT 20/85 Section: 12 Township: 11S Range: 25W | 775-37-022 | 3.68 |
| 722 SAN LUIS PLAZA DR. | Subdivision: SAN LUIS PLAZA Lot: 6 PT OF LOT 7 AKA LOT 6A OF DOLLAR GENERAL LOT SPLIT 20/85, PT OF LOT 7 AKA LOT 6A OF DOLLAR GENERAL LOT SPLIT 20/85 Section: 12 Township: 11S Range: 25W | 775-37-021 | 1.01 |
| 764 SAN LUIS PLAZA DR. | Subdivision: SAN LUIS PLAZA Lot: 8 Section: 12 Township: 11S Range: 25W PARCEL NUMBER CHANGED FROM: 1410260018000 | 775-37-018 | 2.96 |
| 786 SAN LUIS PLAZA DR. | Subdivision: SAN LUIS PLAZA Lot: 9 Section: 12 Township: 11S Range: 25W PARCEL NUMBER CHANGED FROM: 1410260019003 | 775-37-019 | 0.72 |
| 850 SAN LUIS PLAZA DR. | Subdivision: SAN LUIS PLAZA Lot: 10 Section: 12 Township: 11S Range: 25W | 775-37-020 | 3.92 |
| TOTAL | 26.32 |
Analysis
The proposed zoning is Community Commercial Zoning District (C-2). This zoning district is intended to allow for larger (50,000 max. building size) and more intense commercial uses to satisfy the broader retail and business needs of the community at-large while providing for a broad range of commercial activities.
The four properties north along San Luis Plaza Drive are undeveloped and listed for sale. Two properties, that have existing buildings, were used as a retail store (General Dollar) and a fast food restaurant (KFC) and are currently listed for sale or lease. The six properties previously mentioned are listed by the same real estate company, A. T. Pancrazi Real Estates Services, Inc., as they commented; this zoning change will make this commercial center more attractive for interested businesses by allowing more commercial uses.
The remaining four properties are built and currently used as a call center (ACT), general retail store (Del Sol), restaurant with outside seating (Pizza Hut), and an auto parts store (O’Reilly). All the existing uses are not permitted in the C-1 zoning; by changing the zoning to C-2, all existing uses will be in compliance with the current City of San Luis Zoning Ordinance. Additionally, this rezoning will allow more commercial uses promoting the development in that area.
General Plan
This area is designated as Activity Center in the City of San Luis 2020 General Plan. The Activity Center Land Use designation allows all types of commercial development and some medium-high and high residential districts. The proposed commercial zoning will be consistent with the general plan land use designation.
Agency Review
As a part of the review process, all land use cases are reviewed by various City and outside agencies. As required by State Statute, City staff sent out 56 letters to adjacent property owners within 300 feet and posted the request in the local newspaper. The City received the following comments:
- A.T. Pancrazi Real Estates Services, Inc. (07-08-15 letter attached)
Citizen Review Meeting
As required by State statue (A.R.S. §9-462.03) and City of San Luis Zoning Ordinance (Section 3.0-C), a Citizen Review meeting was held at City Hall on July 7, 2015.
The purpose of the citizen review meeting is to provide adjacent landowners and other potentially affected citizens an opportunity to ask questions and express any issues or concerns that they may have with the proposed rezoning or specific plan application prior to the public hearing.
Two people from the public were present and they expressed their support for this rezoning, stating that this rezoning will promote more development in that area.
Planning and Zoning Commission Meeting
A Public Hearing was held on July 14, 2015 by the Planning and Zoning Commission. One member of the public was present. The Planning and Zoning Commission forwarded the request to the City Council concurring with the staff recommendation of approval.
City Council Meeting
This request was presented at the City Council Public Hearing held on August 12, 2015. The item was discussed and City Council approved the rezoning request and gave the First Reading of Ordinance No. 340.
The request to rezone San Luis Plaza Subdivision from Neighborhood Commercial (C-1) to Community Commercial (C-2) is appropriate for this area and is consistent with the City of San Luis 2020 General Plan.
City staff recommends giving Second Reading of Ordinance No. 340 to rezone 10 lots located in San Luis Plaza Subdivision from C-1 (Neighborhood Commercial) to C-2 (Community Commercial) and amending the zoning map to conform thereto.
RECOMMENDATION / SUGGESTED MOTION:
1. I MOVE TO OPEN PUBLIC HEARING.
2. I MOVE TO CLOSE PUBLIC HEARING.
3. I MOVE TO APPROVE SECOND READING OF ORDINANCE NO. 340 BY TITLE ONLY.
4. I MOVE TO APPROVE AND ADOPT ORDINANCE NO. 340.
2. I MOVE TO CLOSE PUBLIC HEARING.
3. I MOVE TO APPROVE SECOND READING OF ORDINANCE NO. 340 BY TITLE ONLY.
4. I MOVE TO APPROVE AND ADOPT ORDINANCE NO. 340.
Fiscal Impact
- IS THERE FISCAL IMPACT ASSOCIATED WITH THIS ITEM:
- N/A
- CITY/STATE/FEDERAL FUNDS:
- N/A
- TOTAL:
- N/A
- BUDGETED:
- N/A
- AVAILABLE TO TRANSFER:
- N/A
- ACCOUNT #/REMAINING BALANCE:
- N/A
FISCAL IMPACT STATEMENT:
N/A
Attachments
- Ordinance No. 340
- Location Map
- Pictures of Location
- Letter from A.T. Pancrazi Real Estate Services, Inc. (7-8-15)
- Zoning Ordinance Section 7.1 and 7.2- C-1&C-2 Zoning Districts